44 Desert Court, Ormonde Road, KilkennyR95WD36
€250,000
2 Bed~2 Bath~65 m²~BER C3
What you'll like:
- Prime central location: Situated right in Kilkenny city centre, this property allows effortless walking access to local shops, restaurants, and historical landmarks for maximum daily convenience.
- Exceptional commuter access: Being just a two-minute stroll from the Kilkenny Train and Bus Station makes daily commuting and regional travel exceptionally convenient for working professionals.
- Private own-door access: The first-floor layout features its own private entrance, offering enhanced privacy and direct street-level access without sharing internal communal corridors.
- Two double bedrooms: The floor plan includes two genuinely spacious double bedrooms, providing comfortable accommodation for couples, small families, or visiting guests alike.
- En suite main bedroom: The primary bedroom includes a private en suite bathroom with an electric shower, adding a touch of daily luxury and household privacy.
- Bright open-plan living: The living and dining areas feature generous natural light and a seamless flow, creating a welcoming environment for relaxing and entertaining guests.
- Fitted kitchen appliances: The cream shaker-style kitchen comes fully equipped with a range of integrated appliances, saving immediate setup costs for the new owner.
- Dedicated hot press storage: A fully shelved internal hot press provides practical storage space for linens and household items, keeping the living quarters tidy.
- Main family bathroom: A separate family bathroom with a bath and overhead shower complements the en suite, serving the second bedroom and visitors perfectly.
- Attractive asking price reduction: The listed price was recently reduced by twenty-five thousand euros, potentially offering better overall value and increased buyer negotiation leverage.
- Established residential development: Located within a known development featuring meticulously maintained communal gardens, enhancing the overall curb appeal and neighbourhood atmosphere.
- Immediate public parking options: Ample first-come-first-served parking sits directly outside, complemented by a public car park located directly opposite for reliable vehicle accommodation.
- Strong rental appeal: The central positioning and dual double-bedroom configuration make this an attractive investment option for landlords targeting high local rental demand.
- Ideal starter home: Offering manageable square footage and modern conveniences, this residence serves as a practical entry-level property for first-time buyers entering the market.
- Convenient city base: Perfect for weekend residents or professionals needing a secondary accommodation option within walking distance of all urban amenities and entertainment venues.
- Laminate flooring durability: Easy-to-maintain laminate flooring is installed throughout the main living spaces and bedrooms, offering practical durability for everyday busy lifestyles.
- Tiled wet areas: The kitchen and bathroom spaces feature tiled flooring and splashbacks, ensuring moisture resistance and effortless cleaning in high-use utility zones.
- Gas-fired central heating: Equipped with a gas heating system for reliable warmth, allowing easy temperature control throughout the apartment during colder winter months.
- Electric living room stove: An attractive electric stove set within a timber surround adds a cozy focal point to the living room without requiring solid fuel maintenance.
- Proximity to entertainment: Enjoy close proximity to local cinemas, shopping centres, and cultural sites like Kilkenny Castle, ensuring vibrant weekend activities just minutes away.
But keep in mind:
- Annual management fees apply: The development charges a yearly management fee of twelve hundred euros, which buyers must factor into their ongoing maintenance and budgeting costs.
- First-floor walk-up access: Being located on the first floor without an elevator means daily reliance on stairs, which could pose accessibility challenges for some individuals.
- Unreserved parking reliance: On-site parking relies on a first-come, first-served basis, meaning residents might occasionally struggle to secure a convenient space during peak evening hours.
- Moderate BER rating: The property holds a C3 energy rating with an indicator of over 223 kWh/m², suggesting potential room for thermal upgrades to lower utility bills.
- Compact floor area: Measuring approximately sixty-five square meters, the compact footprint offers limited total living space for growing families or extensive storage needs.
- Potential street noise: Its central urban position near a train station and public car park may expose residents to occasional traffic, pedestrian, or transit noise.
- Ask-price history drop: A recent nine percent asking price reduction might indicate initial overpricing or a motivated seller, requiring buyers to investigate underlying property motivations.
- Shared communal grounds: While gardens are maintained by management, buyers should verify the exact scope of common area upkeep covered by their annual service charges.
- Electric shower dependence: The en suite relies on an electric shower unit, which can sometimes experience higher energy consumption or pressure limitations compared to plumbed systems.
- Lack of private outdoor space: The listing notes communal gardens but no private balcony or patio, reducing personal outdoor recreational options directly connected to the apartment.
- First-floor security considerations: Ground-level accessibility factors or first-floor window security should be carefully reviewed by prospective buyers during their structural due diligence process.
- Management company solvency: Buyers must instruct their legal counsel to thoroughly vet the management company accounts, sinking fund balances, and upcoming capital expenditure plans.
- Limited kitchen counter space: The kitchen layout is practical but offers relatively compact countertop workspace, which might restrict elaborate cooking or multiple food preparation tasks.
- Secondary bedroom dimensions: While classified as a double, the second bedroom has tighter dimensions that may feel compact once fitted with a standard bed and wardrobes.
- Service charge increases: Buyers should investigate historical service charge increases to anticipate how future inflation might impact the annual twelve-hundred-euro management fee.
- C3 insulation limits: A C3 energy performance level indicates that windows, doors, or attic spaces might benefit from modern retrofitting to achieve optimal heat retention.
- Urban air quality factors: High-density city-centre living can occasionally bring increased exposure to urban dust, vehicle emissions, and localized environmental pollutants.
- Trash disposal logistics: Prospective buyers should verify where communal waste bin facilities are located within the development and how refuse collection is managed.
- Subletting restrictions: Investors should carefully review the development's house rules and lease covenants to ensure there are no strict limitations on short-term or long-term lettings.
- Resale liquidity trends: First-floor urban apartments can sometimes experience different market liquidity cycles compared to detached suburban homes, affecting future resale timelines.
Price positioning
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- The asking price appears appropriately aligned or slightly below comparable urban apartment values, primarily suggested by the recent price reduction from a higher initial figure which signals a more realistic marketing strategy to attract active buyers.
- Valuation signals include a competitive cost per square meter for a central location with own-door access, counterbalanced by moderate energy efficiency ratings and annual management fees that must be factored into overall ownership expenses.
- Market support for this pricing level stems from high rental demand and excellent proximity to transport links, whereas potential underperformance or limited growth could be undermined by broader interest rate pressures or limited private parking availability.
- Additional relevance comes from the property's broad appeal to first-time buyers and investors alike, positioning the adjusted asking price as a fair reflection of current localized market conditions within Kilkenny city centre.
Build Analysis
What we know from similar construction types
- The property is a first-floor, own-door apartment measuring approximately 65 square metres with a C3 BER rating, indicating moderate energy efficiency.
- Buyers should investigate the management company structure, annual service charges (noted at 1,200 per annum), sinking fund provisions, and what communal maintenance or insurance is covered.
- Verify the parking arrangements, as spaces are on a first-come, first-served basis, and confirm boundary and title details for the own-door access and communal gardens.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 900 euro to 1,200 euro.
- Explanation: Based on the C3 BER rating and a floor area of approximately 65 square meters with gas-fired central heating, heating demands for a first-floor apartment of this size are moderate.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is a first-floor apartment, meaning the primary living spaces are elevated above street level, which naturally reduces risk from surface water accumulation.
- Official mapping shows no recorded flood zones directly affecting this specific central Kilkenny location on Ormonde Road.
- While city centre locations near urban rivers can occasionally experience drainage challenges during extreme weather, the surrounding topography does not indicate a high vulnerability to major river flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 ORMONDE ROAD, KILKENNY, CO KILKENNY
- Sale date
- Declared sale price
- €290,000.00
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: €2,500 — 1% of €250,000.
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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 euro to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property value.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 300 euro to 600 euro.
- Annual home insurance: approximately 350 euro to 550 euro.
Forum Talk
What people are saying about this area
- Residents highlight the fantastic central location of developments near Ormonde Road, noting the exceptional convenience of being within a short walk of Kilkenny city centre, shops, and restaurants.
- Proximity to the Kilkenny Train and Bus Station (just a two-minute stroll) is frequently praised by commuters and residents for providing great transport connectivity.
- Some local discussions point out that parking in central apartment developments can occasionally be competitive, though the presence of adjacent public parking provides a practical overflow option.
- Community feedback indicates that central apartment living in Kilkenny appeals strongly to first-time buyers, downsizers, and investors looking for low-maintenance properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
This first floor two-bedroom apartment lacks a private garden, which limits outdoor play space for very young children, though communal gardens are available.
- Teenagers5/10
The central city location provides great access to amenities and transport, but the 65 square metre layout offers limited personal space for teenagers.
- Multi-generational Living2/10
With only two bedrooms and one floor, the property is too small to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
An ideal starter home or city base with two double bedrooms, low maintenance, and a central location close to all urban amenities.
- Couples8/10
Well-suited for couples seeking a convenient urban lifestyle, featuring an open-plan living and dining area and an en-suite main bedroom.
- Empty Nesters8/10
Offers manageable single-level living on the first floor with low maintenance requirements, appealing to those looking to downsize in the city centre.
- Retirees6/10
While low maintenance and centrally located, the first-floor access via its own door involves stairs, which may become less suitable over time.
Work
3 areas- Remote Working8/10
The second bedroom or open-plan living area can be adapted for home working, supported by central connectivity.
- Hybrid Commuting10/10
Just a two-minute stroll to Kilkenny Train and Bus Station, making hybrid commuting exceptionally convenient.
- Retired7/10
Convenient access to healthcare, shops, and social amenities without the burden of heavy property maintenance.
Practical
8 areas- Ageing in Place5/10
Single-level accommodation is a plus, but first-floor access via stairs and lack of a lift limit long-term suitability for mobility-impaired residents.
- Low Maintenance9/10
Apartment living with managed communal areas and an annual management fee of 1,200 euros minimizes upkeep.
- Secure Gated Entry5/10
Features its own-door access for privacy, but buyers should verify the exact security measures of the development block.
- Minimalist Design8/10
Compact 65 square metre footprint encourages streamlined, efficient living.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with defined rooms and open-plan living areas.
- Heritage Home2/10
A modern style apartment development rather than a period or heritage structure.
- Ecological Setup5/10
Achieves a C3 BER rating, meaning energy efficiency is average and could benefit from future upgrades.
- Outdoor areas3/10
No private balcony or garden is attached to the property, relying entirely on shared communal grounds.
Interests
9 areas- Water Sports3/10
Limited local water sports opportunities directly in the city centre.
- Entertaining7/10
The open-plan kitchen, dining, and living area provides a functional space for hosting guests.
- Gardening2/10
There is no private garden space, relying entirely on communal grounds maintained by management.
- Walking9/10
Exceptional walkability to the city centre, Kilkenny Castle, and local amenities, plus nearby parks.
- Gym8/10
Proximity to the city centre ensures easy access to local fitness facilities and wellness clubs.
- Cycling7/10
Flat city terrain makes cycling viable for local errands, though secure bike storage within the apartment block should be verified.
- Golf6/10
Kilkenny Golf Club is accessible a short drive away, though not directly on the doorstep.
- Fishing4/10
The River Nore runs through the city offering angling opportunities, though the property itself is urban.
- Horse Riding3/10
Equestrian facilities are located in the wider county but require travel out of the city centre.
Lifestyle
5 areas- Quiet Living4/10
Positioned in the heart of Kilkenny city centre with a public car park opposite, meaning urban activity and associated noise are present.
- Rural Living1/10
Located entirely within a built-up urban setting with zero rural characteristics.
- Village Living5/10
Offers a community feel within walking distance of local shops and restaurants, though it is distinctly urban rather than a village.
- Coastal Living1/10
Kilkenny is an inland county with no immediate coastal access.
- Urban Living10/10
A prime city centre location just a short stroll from shops, restaurants, cinemas, and transport hubs.
Social
6 areas- Community Involvement6/10
City centre location places residents close to local community groups and civic events.
- Café Culture10/10
An abundance of cafés, restaurants, and boutique shops are within a five-minute walk.
- Nightlife9/10
Vibrant city centre pubs, restaurants, and entertainment venues are right on the doorstep.
- Health/Wellness groups8/10
Easy access to local fitness classes, wellness groups, and medical services in the city.
- Networking Opportunities8/10
Central urban location facilitates professional networking and business connectivity.
- Tech-Hub Connectivity7/10
Good broadband potential in the city centre, though specific fiber availability should be verified by the buyer.
Listing information
- Agent
- Sherry FitzGerald McCreery
- Phone
- 056 772 1904
- Current status
- active
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-1ADA89HouseDelve · 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.