44 Desert Court, Ormonde Road, KilkennyR95WD36
€275,000
2 Bed~2 Bath~65 m²~BER C3
What you'll like:
- Prime central location: Situated within a short stroll of Kilkenny city centre, this property offers unmatched convenience for accessing shops, restaurants, and local services daily.
- Exceptional commuter connectivity: The apartment is located just a two-minute walk from the train and bus station, making travel exceptionally easy for working professionals.
- Independent own-door access: Featuring a private entrance at first-floor level, the layout provides enhanced privacy and avoids shared internal hallways for a better living experience.
- Generous double bedrooms: Both bedrooms are well-proportioned double rooms featuring fitted wardrobes, ensuring comfortable accommodation for residents, guests, or potential tenants sharing the space.
- Convenient en-suite bathroom: The main bedroom includes a private en-suite facility equipped with an electric shower, adding a practical touch of luxury and morning privacy.
- Bright open living spaces: The living room features large windows and laminate flooring, creating a welcoming and luminous environment ideal for everyday relaxation and casual entertaining.
- Functional kitchen layout: Fitted with cream shaker-style units and quality appliances, the kitchen provides adequate workspace and seamlessly connects to the adjacent dining area.
- Dedicated storage options: A fully shelved hot press located directly off the entrance hall offers practical storage space to help keep the apartment organized and tidy.
- Attractive outdoor grounds: The surrounding communal gardens are meticulously maintained by management, providing pleasant green views and an inviting exterior appearance for the entire development.
- Ample parking availability: Residents benefit from parking directly outside on a first-come basis, complemented by a public car park located conveniently right across the street.
- Strong rental appeal: The central address and two-bedroom configuration make this an attractive investment opportunity targeting professionals, downsizers, or students seeking city accommodation.
- Ideal starter home: First-time buyers can enter the property market with a manageable layout requiring minimal cosmetic intervention before moving into a central location.
- Modern heating systems: Gas-fired central heating provides reliable and controllable warmth throughout the apartment during the colder winter months without relying on outdated electric heaters.
- Natural triple aspect: Bedroom two benefits from triple-aspect windows, flooding the room with abundant natural daylight and creating a bright, uplifting atmosphere throughout the daytime.
- Established residential setting: Located within a recognized development on Ormonde Road, buyers gain a proven address with stable neighborhood characteristics and consistent local demand.
- Walkable leisure amenities: Cultural attractions like Kilkenny Castle and the IMC Cinema are within easy walking distance, offering fantastic entertainment options right on your doorstep.
- Manageable floor area: Extending to approximately 65 square meters, the compact footprint ensures low utility bills and straightforward cleaning for busy modern occupants.
- Solid energy rating: The C3 building energy rating indicates reasonable thermal efficiency, though future upgrades could further enhance comfort and reduce overall heating expenses.
- Bath and shower options: The main family bathroom includes a fitted bath with an overhead shower, catering to households that prefer a relaxing soak over standing showers.
- Ready-to-go purchase: The property is presented as a clean, vacant-ready home or investment, allowing for a swift transaction process without prolonged delays from sellers.
But keep in mind:
- Annual management fees: Buyers must budget for a yearly service charge of 1,200 euros, which will impact ongoing holding costs and should be reviewed for future increases.
- First-come parking stress: Dedicated parking relies strictly on a first-come, first-served basis, meaning residents may occasionally struggle to secure a convenient space near the entrance.
- First-floor stair access: Being situated on the first floor requires negotiating stairs with groceries or luggage, which may present accessibility challenges for individuals with limited mobility.
- Moderate energy rating: A C3 BER rating suggests that heating efficiency could be improved, and buyers should investigate potential insulation upgrades to reduce monthly energy consumption.
- Shared communal grounds: Exterior maintenance relies entirely on the management company, so buyers must verify the sinking fund balance to ensure future repairs are fully covered.
- Compact kitchen dimensions: The kitchen area is relatively narrow, which may limit multiple cooks from working comfortably together during meal preparation or large social gatherings.
- Potential city noise: The central urban location could expose residents to street noise and weekend nightlife activity, potentially impacting peace and quiet within the apartment.
- Lack of private garden: The property offers no private outdoor space like a balcony or patio, meaning residents must rely solely on communal grounds for fresh air.
- Leasehold legal review: As an apartment purchase, buyers' solicitors must carefully examine lease covenants, ground rent terms, and restrictions regarding pets or subletting arrangements.
- Limited structural storage: Aside from the hot press and fitted wardrobes, there is a lack of dedicated internal utility or attic storage space for bulky items.
- Electric shower reliance: The main en-suite relies on an electric shower unit, which can sometimes experience mechanical faults and higher electricity usage compared to pumped systems.
- Potential public parking costs: Relying on the public car park opposite for overflow vehicles could incur regular out-of-pocket expenses if free resident spaces are fully occupied.
- Window ventilation limits: Buyers should check the window seals and ventilation mechanisms in all rooms to prevent potential condensation issues common in first-floor apartments.
- High density surroundings: The central city environment means higher building density, which may result in less natural privacy from neighboring blocks or passing pedestrians.
- Management company oversight: Buyers should thoroughly investigate the history and financial health of the owners' management company to avoid unexpected special levies for capital works.
Price positioning
?
- The asking price appears attractively positioned relative to comparable city centre multi-family developments, offering competitive value for a two-bedroom layout with dedicated own-door access and proximity to transport links.
- Signals of strong valuation support include central positioning within walking distance of retail hubs and railway connectivity, though countered slightly by a moderate C3 energy rating requiring potential efficiency upgrades.
- Market absorption could be sustained by ongoing demand from first-time buyers and downsizers seeking urban convenience, while wider macroeconomic lending constraints might temper aggressive competitive bidding dynamics.
- Additional factors such as annual management fees and shared parking arrangements influence overall affordability, balancing the appeal of low-maintenance city living against ongoing ownership overheads.
Build Analysis
What we know from similar construction types
- The property is a first-floor own-door apartment extending to approximately 65 m² with a C3 BER rating.
- As an apartment within a managed development, a buyer should investigate the scope and financial health of the management company, the annual service charge (noted as €1,200 per annum), and what items or maintenance works are covered by these fees.
- Verify the parking arrangements, as parking is described as first-come, first-served on-site, to understand if dedicated spaces are assigned or if permits are required.
- Check the management company policies regarding structural maintenance, roof upkeep, window replacements, and future sinking fund contributions.
- Inspect the property for sound insulation between floors/party walls and verify the condition and compliance of the gas-fired central heating system and hot water cylinder.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200.
- This estimate is based on the 65 m² floor area, a C3 BER rating indicating moderate energy efficiency, and gas-fired central heating suitable for an apartment of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established urban residential setting within Kilkenny city centre, showing no apparent proximity to major heavy industrial facilities, active landfills, or modern incinerators.
- Any historical urban land uses in the wider city centre are typical of regional towns, but buyers should investigate local environmental records if specific legacy concerns are suspected.
Flood Safe
8/10Water overflow reports to follow up
- The apartment is positioned on the first floor, offering an elevated physical position above ground level which naturally reduces direct surface flood risk to the living quarters.
- While parts of Kilkenny near major waterways can occasionally experience high water levels during extreme weather, standard regional flood maps should be checked to confirm local vulnerability.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider local area
No verified results were found for this group in the previous five years.
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 €2,750 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: approximately €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: approximately €170 to €400 depending on the application type and property value.
- Property valuation fees: approximately €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: approximately €400 to €800 depending on the level of detail and type of pre-purchase survey.
- Annual home insurance: approximately €350 to €600 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight the excellent convenience of living near Ormonde Road, praising the short walking distance to Kilkenny train station and the city centre.
- Local discussions often mention the vibrant community atmosphere, with easy access to nearby shopping centres, restaurants, and Kilkenny Castle.
- Some forum comments note that parking around central developments can occasionally become competitive, though public car parks nearby help alleviate the demand.
- Management and maintenance of communal areas in developments along Ormonde Road generally receive positive feedback from residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
As a first-floor, two-bedroom apartment with a floor area of 65 m², space is somewhat limited for growing families, and the lack of a private garden means young children do not have a secure enclosed outdoor play area immediately outside.
- Teenagers5/10
The central city location provides great independence for teenagers with nearby amenities, though the two-bedroom layout offers limited privacy and shared living space for older children.
- Multi-generational Living2/10
With only two bedrooms and 65 m² of living space, this property is far too compact to comfortably accommodate multiple generations under one roof.
- Single Buyers10/10
This apartment is an ideal size for a single buyer, offering two double bedrooms, a central location within walking distance of the city centre, and excellent transport links.
- Couples9/10
The property provides a comfortable layout for couples starting out, featuring a bright open-plan living and dining area, a main en-suite bedroom, and a convenient low-maintenance lifestyle.
- Empty Nesters8/10
An appealing option for downsizers looking to move closer to city amenities while shedding the high maintenance of a larger family home, though buyers should verify stair access to the first floor.
- Retirees7/10
The unbeatable proximity to public transport, shops, and healthcare services makes daily life very convenient, although retirees should note that this is a first-floor apartment accessed via its own door, which involves stairs.
Work
3 areas- Remote Working7/10
The second double bedroom can easily be adapted as a dedicated home office space, though buyers should verify broadband speeds.
- Hybrid Commuting10/10
The property is exceptionally well-placed for commuters, being just a two-minute stroll from the Kilkenny Train and Bus Station.
- Retired8/10
An ideal setup for retirees seeking a manageable lock-up-and-leave city base close to all essential services.
Practical
8 areas- Ageing in Place4/10
While low maintenance, the property is a first-floor apartment with its own door accessed via external stairs, which may present mobility challenges in later years.
- Low Maintenance9/10
As an apartment with managed communal grounds and an annual management fee covering upkeep, day-to-day exterior maintenance is minimal.
- Secure Gated Entry5/10
The listing highlights own-door access and a central location, but buyers should verify specific security measures such as gated entries or intercom systems.
- Minimalist Design7/10
The functional apartment layout and open-plan living spaces lend themselves well to a clean, minimalist interior aesthetic.
- Flexible Floor Plans6/10
The layout features a standard two-bedroom apartment configuration with a combined kitchen and dining area, offering limited scope for major structural reconfiguration.
- Heritage Home1/10
This is a modern, purpose-built apartment development rather than a protected or period heritage structure.
- Ecological Setup5/10
The property carries a C3 BER energy rating, meaning there may be opportunities for future energy-efficiency upgrades.
- Outdoor areas3/10
There is no private balcony or private garden, though residents have access to meticulously maintained communal gardens.
Interests
9 areas- Gardening2/10
The property features no private garden space, relying entirely on communal grounds that are professionally maintained.
- Walking10/10
The central location places walking enthusiasts within easy reach of the city centre, local parks, river walks, and Kilkenny Castle grounds.
- Gym8/10
The central address ensures easy access to various fitness facilities, gyms, and wellness centers located throughout Kilkenny city.
- Cycling7/10
City cycling is convenient for local trips, though buyers should verify secure bicycle storage options within the development.
- Golf7/10
Kilkenny Golf Club and related facilities are a short drive or accessible distance away from the city centre.
- Fishing6/10
The nearby River Nore offers accessible angling opportunities for fishing enthusiasts living in the city.
- Horse Riding3/10
Equestrian facilities are typically located in the surrounding rural countryside rather than directly within the city centre.
- Water Sports3/10
Water sports options are limited locally, aside from occasional river activities, given the inland location.
- Entertaining7/10
The open-plan kitchen and dining area provides a good social space for hosting small gatherings of friends and family.
Lifestyle
5 areas- Quiet Living5/10
Being positioned right in the heart of Kilkenny city centre means residents benefit from convenience, but urban bustle and nearby public car parking may introduce some ambient noise.
- Rural Living1/10
This is a strictly urban, city-centre apartment development with no rural characteristics or open countryside views.
- Village Living4/10
While it lacks a traditional village green setting, the hyper-local community feel of central Kilkenny offers a tight-knit urban village atmosphere where everything is walkable.
- Coastal Living1/10
Kilkenny is an inland county with no proximity to the coast or marine environments.
- Urban Living10/10
Located right in the heart of Kilkenny city centre, residents are just a short stroll from restaurants, shops, cinemas, and cultural attractions.
Social
6 areas- Community Involvement6/10
Living centrally encourages participation in local civic groups, charities, and community events across the city.
- Café Culture10/10
A fantastic spot for café lovers, with an exceptional selection of local coffee shops, restaurants, and eateries just minutes away on foot.
- Nightlife9/10
Being in the heart of Kilkenny gives residents immediate access to vibrant pubs, restaurants, and entertainment venues.
- Health/Wellness groups8/10
Proximity to the city centre makes attending local fitness classes, pilates & stretching studios, and wellness groups extremely convenient.
- Networking Opportunities8/10
The central urban environment and transport connectivity make it easy to attend business and social networking events.
- Tech-Hub Connectivity7/10
Good regional infrastructure and transport links make this a viable base, though local tech hub availability should be verified.
Listing information
- Agent
- Sherry FitzGerald McCreery
- Phone
- 056 772 1904
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-1ADA89HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.