37 Hollybank Park, Clongowan, Waterford Road, KilkennyR95E4C2
€395,000
4 Bed~3 Bath~133 m²~BER C2
What you'll like:
- Leafy suburban location: The property is situated in a sought after development just off the Waterford Road, providing a desirable neighborhood setting that appeals strongly to families and long term residents.
- Walking distance to amenities: Residents can easily walk to local retail outlets including Aldi, Lidl, and Loughboy Shopping Centre, ensuring daily errands require minimal driving time.
- Proximity to local schools: The house is within walking distance of reputable educational facilities like Presentation Secondary School and the Gaelscoil, making morning school runs exceptionally convenient for growing families.
- Generous floor area: Spanning approximately 133 square metres, the residence offers well-proportioned accommodation that comfortably accommodates modern family living without feeling cramped or constrained.
- Desirable corner position: Positioned on a corner site, the home benefits from enhanced privacy and a wider side entrance compared to standard interior plots within the residential development.
- Overlooking green space: The front of the house overlooks a mature green area, providing a pleasant open outlook and a safe, scenic environment for children to play nearby.
- Spacious semi-detached layout: The four-bedroom footprint includes distinct living and dining zones, providing versatile spaces for both entertaining guests and quiet household relaxation throughout the year.
- Bright front living room: The ample living room features a striking bay window that floods the space with natural light and a feature fireplace creating a cozy focal point.
- Open plan flow: The dining room offers open plan access directly into the kitchen, facilitating a modern lifestyle where cooking and socializing blend seamlessly together.
- Recently modernised kitchen: The kitchen features contemporary eye and floor level cabinetry paired with mosaic tiled flooring, ensuring the new owner can move in without undertaking immediate renovations.
- Four double bedrooms: Unlike many standard four-bedroom houses that include a cramped box room, this property boasts four proper double bedrooms to accommodate family members or guests comfortably.
- Master bedroom en-suite: The master bedroom includes a private en-suite bathroom and herringbone flooring, offering a dedicated retreat for the homeowners away from the main family bathroom.
- Impeccable interior presentation: The home has been meticulously maintained throughout to the highest standards, meaning buyers can enjoy a turnkey condition property from day one of purchase.
- Sunny west facing garden: The rear garden benefits from a favourable west orientation, capturing afternoon and evening sunlight which is ideal for outdoor relaxation and summer barbecues.
- Private enclosed garden: Fully enclosed by boundary walls and laid mainly in lawn, the rear outdoor space provides a safe and secure area for children and pets to play.
- Practical paved patio: A dedicated paved patio area directly outside the dining room sliding doors provides a wonderful setup for alfresco dining and entertaining guests outdoors.
- Ample off-street parking: The front tarmacadam driveway is fully enclosed by mature boundary walls, providing secure off-street parking space for multiple vehicles directly outside the main entrance.
- Valuable exterior storage: A substantial stand-alone garden building along with a lean-to roof situated to the side offers exceptional outdoor storage capacity for bicycles, tools, and recreational equipment.
- High speed connectivity: High-speed Sky broadband is available at the location, ensuring remote workers and streaming enthusiasts will have reliable internet access immediately upon moving in.
- Modernized heating system: The installation of a new boiler enhances energy efficiency and reliability, reducing the immediate risk of costly heating repairs for the incoming buyer.
But keep in mind:
- C2 energy rating: The current BER rating of C2 indicates that the property is moderately energy efficient, and the buyer should budget for potential insulation upgrades to reduce future heating bills.
- Energy performance index: The recorded energy performance indicator sits at 198.62 kWh/m2/yr, suggesting that future thermal improvements could significantly enhance the overall comfort and running costs of the home.
- Gas fire reliance: The living room features a gas fire set behind a decorative surround, and buyers should verify its current safety certification and efficiency before regular seasonal use.
- Single bathroom bottleneck: While there is an en-suite and a downstairs guest WC, the main family bathroom serves three other double bedrooms, which might create morning bottlenecks for a busy household.
- Attic storage limitations: The listing mentions a hatch to the attic but does not confirm whether the space is floored or insulated for storage, requiring physical verification by a surveyor.
- Potential maintenance of lean-to: The wide side entrance features a constructed lean-to structure, and the buyer should inspect its structural integrity and legal planning compliance during the pre-purchase survey.
- Maintenance of boundary walls: The front and rear gardens are enclosed by mature boundary walls, and the buyer's surveyor should check these masonry structures for any signs of cracking or weathering.
- Sliding door hardware wear: The dining room features sliding sash doors leading to the garden, which should be inspected for smooth operation, secure locking mechanisms, and adequate double-glazing seals.
- Integrated cabinetry lifespan: Several bedrooms feature fitted or built-in wardrobes, and buyers should inspect their internal condition to determine if they meet modern storage needs or require eventual replacement.
- Waterford Road traffic: Being located just off the Waterford Road means proximity to a main artery into Kilkenny City, which could introduce traffic noise during peak morning and evening commuting hours.
- Corner plot exposure: While a corner site offers advantages, it may also result in higher exposure to pedestrian traffic passing along the adjacent green areas, impacting privacy.
- Parking capacity limits: Although the tarmacadam driveway provides off-street parking, households with multiple vehicle owners should verify the exact turning space available when cars are parked tandem.
- Garden shed condition: The substantial stand-alone garden building provides excellent storage, but buyers should inspect its roof, timber or metal construction, and damp-proofing during the property inspection.
- Hot press cylinder check: The landing contains a shelved hot press, and the buyer should examine the water cylinder and insulation jacket to ensure the domestic hot water system operates efficiently.
- Flooring variety upkeep: The home features a mix of wooden flooring, mosaic tiling, fitted carpets, and herringbone parquet, meaning the buyer will need to budget for different cleaning and maintenance methods.
- Fixed asking price stance: The recorded asking-price history shows a stable figure of €395,000 with no downward adjustments, indicating the seller may currently hold a firm position on valuation expectations.
- Competitive local demand: Located in a leafy and sought after suburban area close to schools, similar properties often attract steady interest, which could limit significant negotiating room below the asking price.
- Unverified property type: The official listing data does not formally classify the exact architectural style beyond a four-bedroom semi-detached description, requiring confirmation of title deeds and boundary details.
- Potential modernization desires: Despite being maintained to a high standard, some buyers may ultimately wish to update cosmetic elements such as bathroom tiling or kitchen finishes to match personal taste.
- Future expansion constraints: Given the presence of a side lean-to and boundary walls, any future plans to extend the ground floor footprint should be carefully evaluated against local planning guidelines.
Price positioning
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- The asking price appears modestly elevated relative to recent localized transaction evidence from the wider residential development, reflecting strong general demand for spacious four-bedroom semi-detached family homes within walking distance of Kilkenny City amenities.
- Valuation signals are supported by recent comparable sales on adjacent residential streets reaching up to three hundred and eighty-six thousand euros earlier this year, establishing a robust baseline for well-maintained properties in this sought-after estate.
- Potential factors supporting this price level include the property's prime corner site position, a recently modernised kitchen, a new boiler installation, and a sunny west-facing rear garden with a substantial standalone storage shed.
- Conversely, factors that could undermine the valuation include its C2 energy rating, which may prompt prospective buyers to factor in future retrofit costs to improve overall thermal efficiency and reduce long-term heating expenses.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom semi-detached house extending to 133 square meters, situated on a corner site with a wide side entrance, a lean-to, and a standalone garden building.
- Features a recently modernized kitchen, a new boiler installed, a gas fire in the living room, and a C2 BER rating.
- A buyer should investigate the planning compliance and building regulations regarding the standalone garden building, the lean-to structure at the side entrance, and any potential alterations made during the kitchen modernization.
- Given the property's corner site location and proximity to a green area, a surveyor should inspect boundaries, surface water drainage, and check for any potential issues related to dampness or insulation around the bay window and Velux roof light in the family bathroom.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro
- Explanation: Based on the 133 m2 floor area and C2 BER rating, indicating moderate energy efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is located within an established suburban residential neighbourhood with no apparent heavy industrial facilities or active landfill sites in immediate proximity.
- Any historical or legacy industrial concerns in the wider Kilkenny area should be independently verified by the prospective buyer during standard conveyancing checks.
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
9 HOLLYBANK WAY, CLONGOWAN, WATERFORD ROAD
- Sale date
- Declared sale price
- €386,500.00
Recent sales in the wider Clongowan area
15 HOLLYBANK WAY, CLONGOWAN, KILKENNY
- Sale date
- Declared sale price
- €357,000.00
3 HOLLYBANK DRIVE, CLONGOWAN, KILKENNY
- Sale date
- Declared sale price
- €360,000.00
4 HOLLYBANK CRESCENT, CLONGOWAN, KILKENNY
- Sale date
- Declared sale price
- €220,000.00
23 HOLYBANK CRESCENT, CLONGOWAN, KILKENNY
- Sale date
- Declared sale price
- €310,000.00
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: €3,950 — 1% of €395,000.
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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 2,500 euro plus outlay
- Land registration fees: 400 to 800 euro depending on property value
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 400 to 800 euro
- Annual home insurance: 350 to 650 euro
Forum Talk
What people are saying about this area
- Locals and residents frequently highlight Clongowan as a peaceful, leafy, and family-oriented development with a strong sense of community.
- Proximity to Kilkenny City center and local schools such as Presentation Secondary School and the Gaelscoil is regularly praised by community members.
- Convenience to nearby retail amenities including Aldi, Lidl, and Loughboy Shopping Centre is often noted as a major practical advantage for families.
- Traffic management and peak-hour congestion along the main Waterford Road approach into Kilkenny City are common topics of discussion among local commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features four double bedrooms, a secure enclosed rear garden, and a location overlooking a mature green area, making it ideal for young children.
- Teenagers8/10
With four bedrooms and close proximity to secondary schools in Kilkenny City, this home offers plenty of space for teenagers.
- Multi-generational Living6/10
The four-bedroom layout provides ample space, though it is a standard semi-detached layout rather than a dedicated multi-generational setup.
- Single Buyers6/10
A four-bedroom house might offer more space than a single buyer requires, but its proximity to local amenities and Kilkenny City is a strong draw.
- Couples8/10
Provides generous living space with open-plan dining and kitchen areas, perfect for couples looking to grow or entertain.
- Empty Nesters7/10
Offers manageable maintenance and a convenient location close to city amenities, though four bedrooms may be more than necessary.
- Retirees7/10
The property is close to shops and amenities, though buyers should verify if the two-storey layout suits long-term aging in place.
Work
3 areas- Remote Working8/10
With four bedrooms, extra rooms can easily double as home offices, supported by high-speed Sky Broadband availability.
- Hybrid Commuting7/10
Well-positioned in Kilkenny with good transport links for hybrid workers commuting regionally.
- Retired7/10
The quiet development and proximity to local shops and healthcare facilities suit retirement living well.
Practical
8 areas- Ageing in Place6/10
The home features a ground floor guest WC, but the bedrooms and main bathroom are on the first floor, which may require modification over time.
- Low Maintenance8/10
Maintained to a high standard throughout with a new boiler, modernised kitchen, and enclosed tarmacadam driveway.
- Secure Gated Entry4/10
The property is fully alarmed and enclosed by boundary walls, though it lacks a secure gated entry system.
- Minimalist Design5/10
Features traditional family home styling rather than stark minimalist architecture.
- Flexible Floor Plans7/10
Four double bedrooms and separate living and dining rooms offer flexibility for family living or home working.
- Heritage Home2/10
This is a modern suburban development property rather than a period or heritage home.
- Ecological Setup6/10
Features a C2 BER rating with a newly installed boiler for improved heating efficiency.
- Outdoor areas9/10
Includes a sunny west-facing rear garden with a paved patio, lawn, a substantial garden building, and a lean-to storage structure.
Interests
9 areas- Golf6/10
Kilkenny offers established local golf courses within a short drive of the property.
- Gardening7/10
Features a fully enclosed sunny west-facing rear garden with a lawn and a front garden with well-maintained lawns and mature foliage.
- Walking8/10
Kilkenny City and local amenities like shopping centres and schools are all within easy walking distance.
- Gym6/10
Proximity to the city provides reasonable access to local fitness facilities and wellness amenities.
- Cycling7/10
The suburban location provides straightforward flat cycling routes directly into Kilkenny City.
- Fishing5/10
Proximity to the River Nore provides fishing opportunities within the wider Kilkenny area.
- Horse Riding5/10
Equestrian facilities are available in the wider rural surrounds of County Kilkenny.
- Water Sports3/10
Limited local water sports opportunities given the inland location, though river activities exist nearby.
- Entertaining8/10
The open-plan dining area, modern kitchen, and paved patio in the sunny west-facing garden provide great spaces for entertaining.
Lifestyle
5 areas- Quiet Living7/10
Located in a sought-after, leafy residential development overlooking a green area, offering a peaceful suburban environment.
- Rural Living3/10
This is an established suburban residential park close to the city, rather than a rural setting.
- Village Living6/10
Clongowan offers a community feel with local conveniences nearby, while remaining on the edge of Kilkenny City.
- Coastal Living1/10
Kilkenny is an inland county with no coastal proximity.
- Urban Living8/10
Within walking distance of Kilkenny City centre, providing convenient access to urban shops, schools, and services.
Social
6 areas- Community Involvement7/10
Clongowan is an established, active residential community with a strong neighborhood feel.
- Café Culture8/10
Being within walking distance of Kilkenny City gives residents easy access to a vibrant café and restaurant scene.
- Nightlife7/10
Proximity to Kilkenny City centre ensures pubs, restaurants, and entertainment venues are close at hand.
- Health/Wellness groups7/10
Good access to local community groups, fitness classes, and wellness centers within Kilkenny City.
- Networking Opportunities6/10
Proximity to the city allows for local business and professional networking participation.
- Tech-Hub Connectivity7/10
High-speed Sky Broadband is available, making it suitable for tech-based remote roles.
Listing information
- Agent
- Sherry FitzGerald McCreery
- Phone
- 056 772 1904
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-3E8886HouseDelve · 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.