45 Glen Vale, Ballyragget, KilkennyR95N821
€425,000
5 Bed~3 Bath~155 m²~BER C
What you'll like:
- Generous Floor Area: The property spans approximately 155 square meters, providing expansive living spaces that comfortably accommodate large families without feeling cramped or restricted.
- Showroom Condition: Maintained to an exceptionally high standard throughout, the home allows buyers to move in immediately without incurring significant immediate renovation or redecoration costs.
- Five Bedroom Layout: Featuring four double bedrooms upstairs and a flexible ground-floor bedroom, the layout easily adapts to remote working, multi-generational living, or hosting guests.
- Bright Kitchen Diner: The spacious kitchen and dining area features abundant natural light and French doors connecting directly to the private rear garden for seamless indoor-outdoor living.
- Integrated Appliances: The kitchen comes fully equipped with a quality dishwasher, double oven, hob, and extractor fan, saving the buyer upfront appliance installation expenses.
- Practical Utility Room: A separate, well-appointed utility room featuring maple fitted units keeps laundry and mechanical equipment neatly contained away from the main kitchen workspace.
- Inviting Sitting Room: The front reception room benefits from solid oak timber flooring and an attractive solid-fuel stove set into a cast-iron fireplace with a granite hearth.
- Solid Internal Joinery: Quality solid pine internal doors, skirting boards, and architraves throughout add a touch of warmth and enduring character to the modern interior spaces.
- Substantial Rear Garden: Extending to roughly 130 square meters, the securely enclosed lawn offers a safe play area for children and excellent potential for outdoor entertaining.
- Dual Side Access: Gated pedestrian access on both sides of the detached residence makes moving garden waste, bicycles, and outdoor equipment much easier without entering the house.
- Low Maintenance Frontage: The extensive cobblelock front driveway provides a smart, visually appealing entrance while eliminating the need for lawn upkeep at the front of the property.
- Ample Off-Street Parking: The wide paved driveway accommodates multiple vehicles comfortably, ensuring convenient parking directly outside the home for residents and visiting guests alike.
- Convenient Town Location: Situated within Ballyragget, the property places essential local amenities such as shops, primary schools, pharmacies, and pubs within comfortable walking distance.
- Commuter Accessibility: Positioned conveniently on the N77, the location offers straightforward driving access to surrounding employment hubs including Kilkenny City, Carlow, and Durrow.
- Kilkenny Proximity: Being roughly 18 kilometers from Kilkenny City allows residents to access major secondary schools, extensive shopping centers, and advanced healthcare services with ease.
- Stable Asking Price: The recorded asking price history shows stability at 425,000 euros since tracking began, suggesting a firm vendor pricing strategy with no erratic fluctuations.
- Detached Privacy: Unlike semi-detached or terraced options, this detached home prevents party-wall noise transmission and offers independent boundary lines on all surrounding sides.
- Modern Construction Era: Built in 2005, the property benefits from contemporary construction standards regarding room proportions, electrical layouts, and general structural engineering compared to older builds.
- Ground Floor W.C.: A convenient downstairs guest toilet enhances everyday household functionality, preventing guests from needing to access private upstairs family bathroom facilities.
- Natural Light Maximization: Large window placements throughout both stories ensure rooms feel bright and airy, creating an uplifting and welcoming atmosphere across all interior zones.
But keep in mind:
- C-Rating Energy Efficiency: The BER rating sits at C, which may indicate higher heating costs and potential future upgrade requirements to improve overall thermal performance.
- Gas Heating Reliance: The central heating relies on a gas boiler system, meaning buyers should verify the age, service history, and ongoing maintenance status of the unit.
- Traffic Noise Potential: Being positioned directly on the N77 through Ballyragget could expose the front of the property to road traffic noise and vehicle emissions.
- Initial Asking Observation: The asking price history records an initial unpriced tracking entry before settling at 425,000 euros, indicating buyers should investigate the exact marketing timeline.
- Missing Property Type Data: Official property type classification was absent from initial data, requiring buyers to verify exact legal title and freehold boundaries with their solicitor.
- Garden Privacy Limits: While enclosed by fencing, the rear garden's perimeter boundaries should be inspected for privacy levels relative to adjacent neighboring residential properties.
- Stove Compliance Check: Buyers should verify that the solid-fuel stove in the sitting room complies with current building regulations and local air quality statutory guidelines.
- Drainage and Sewerage: Purchasers must confirm whether the property connects to public municipal sewerage networks or relies on any private treatment systems requiring maintenance.
- Surface Water Runoff: The extensive cobblelock driveway covers a large surface area, so buyers should check local drainage provisions to ensure heavy rainfall drains properly.
- Boundary Maintenance: Dual side access gates and pathways require cooperative boundary demarcation checks to prevent any future boundary disputes with neighboring owners.
- Attic Insulation Status: The C energy rating suggests buyers should inspect the attic space to confirm the depth and condition of current thermal insulation materials.
- Window Seal Integrity: Given the 2005 construction date, buyers should inspect double-glazed window seals for signs of condensation, draftiness, or operational hardware wear.
- Appliance Lifespan Risk: Integrated kitchen appliances included in the sale may be nearing the end of their functional lifespans, potentially requiring near-future replacements.
- Utility Room Ventilation: The enclosed utility room housing the gas boiler requires proper ventilation checks to ensure it meets current safety standards for gas appliances.
- Commuter Infrastructure: Reliance on the N77 for commuting means buyers should experience peak-hour traffic conditions firsthand to assess realistic travel times to Kilkenny.
- Local School Capacity: Families should independently verify local primary and secondary school enrollment capacities and availability in the immediate Ballyragget and surrounding catchment areas.
- Broadband Speed Availability: High-speed fiber broadband availability should be thoroughly tested by the buyer to ensure remote working requirements can be fully supported.
- Local Amenity Limits: While Ballyragget offers basic village services, residents may need to travel frequently to larger towns for extensive retail and entertainment options.
- Future Expansion Limits: Although the garden is a good size, any future structural extensions would need careful planning permission consideration relative to boundary setbacks.
- Exterior Paint Maintenance: Timber elements such as the side access teak door and external joinery will require regular painting and protective maintenance to prevent weathering.
Price positioning
?
- The asking price appears somewhat overvalued relative to recent transactions on the same estate, where properties of comparable scope achieved noticeably lower figures, signaling an ambitious initial pricing strategy by the vendor.
- Upward valuation signals stem from the impressive 155 square metre floor area, five-bedroom layout, showroom condition throughout, and extensive off-street cobblelock parking which enhances immediate market appeal for larger families.
- Potential factors that could support such a premium price include sustained buyer demand for walk-in condition homes within commuting distance of Kilkenny, while a C energy rating could undermine buyer willingness to meet the top-end valuation without retrofitting.
- Relevant contextual elements involve the stable initial asking price trajectory observed since listing, coupled with broader regional sales data indicating that high-end local properties occasionally command competitive figures if exceptional presentation aligns with urgent buyer requirements.
Build Analysis
What we know from similar construction types
- Constructed in 2005, this five-bedroom detached residence features a traditional block-built configuration with a gas-fired central heating system and a solid-fuel stove.
- The layout provides significant flexibility with a ground-floor bedroom and utility room, though a buyer should verify compliance regarding planning permission or building regulations for any past modifications, particularly concerning drainage and ventilation for ground-floor wet areas or extensions if applicable.
- A buyer should investigate the condition of the roof timber, attic insulation levels, and window seals to ensure energy efficiency aligns with the recorded BER rating.
- Check the status of the wastewater treatment and mains connections for the development, as well as surface water drainage around the cobblelock driveway and rear garden to prevent pooling.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 to 2,200 euro.
- The property has a C energy rating and a floor area of 155 square meters with gas-fired central heating and a solid-fuel stove in the sitting room, which influences overall energy consumption.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a primarily residential estate within Ballyragget, appearing well removed from major heavy industrial sites or active large-scale industrial pollution sources.
- Any historical or localized environmental factors should be verified through standard conveyancing searches and local environmental checks.
Flood Safe
8/10Water overflow reports to follow up
- The residential development appears elevated away from major immediate river flood plains, though local surface water management should be reviewed as part of standard property due diligence.
- Prospective buyers are advised to consult official OPW flood maps to confirm historical flood data and drainage characteristics for the wider area.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
47 GLEN VALE, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €350,000.00
58 GLEN VALE, BALLYRAGGET, CO KILKENNY
- Sale date
- Declared sale price
- €275,000.00
76 GLEN VALE, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €300,000.00
5 GLEN VALE, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €50,000.00
28 GLEN VALE, CASTLE ST, BALLYRAGGET
- Sale date
- Declared sale price
- €335,000.00
Recent sales in the wider Ballyragget area
APT 9 GLENVALE, THE CRESCENT, BALLYRAGGET
- Sale date
- Declared sale price
- €162,500.00
TOWER HILL, FAIRGREEN, BALLYRAGGET
- Sale date
- Declared sale price
- €325,000.00
1 GREENVIEW, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €260,000.00
6 RIVERSIDE, BALLYRAGGET, CO KILKENNY
- Sale date
- Declared sale price
- €415,000.00
59 MOATE PARK, BALLYRAGGET, CO KILKENNY
- Sale date
- Declared sale price
- €185,000.00
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
- Solicitor legal fees are estimated between 1,500 and 3,000 euro plus VAT and outlays.
- Land registration fees typically range from 600 to 800 euro depending on property value and registration type.
- Property valuation fees are generally between 150 and 300 euro.
- Surveyor fees for a standard structural survey range from 500 to 1,000 euro.
- Annual home insurance is estimated between 400 and 700 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents in Ballyragget frequently discuss local community updates, highlighting the active GAA club and local sports facilities as key social hubs.
- Community forums often highlight the convenience of living along the N77 corridor, noting good regional connectivity to Kilkenny City and surrounding towns for work and school commutes.
- Local discussions frequently touch on the balance of rural village life with easy access to larger commercial centres like Kilkenny and Carlow for shopping and services.
- Neighbourhood watch and local security topics are occasionally discussed on community pages, reflecting a generally quiet and well-monitored residential environment.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features five bedrooms, a secure enclosed 130 sq. m. rear garden with lawn, and a spacious layout well-suited for young children and family life in a convenient village setting.
- Teenagers8/10
With five well-proportioned bedrooms, including a versatile ground-floor option, the home offers plenty of independent space for teenagers as they grow.
- Multi-generational Living8/10
The inclusion of a ground-floor fifth bedroom and a downstairs W.C. next to living spaces provides excellent flexibility for multi-generational living arrangements.
- Single Buyers7/10
Offering extensive space at 155 sq. m. in showroom condition, it represents a solid long-term investment, though single buyers might find the five-bedroom layout more than they immediately require.
- Couples8/10
Couples looking for a spacious turnkey home with room to expand into or host guests will find the layout highly attractive and easy to maintain.
- Empty Nesters7/10
The home is presented in pristine walk-in condition with manageable outdoor areas, though the five-bedroom footprint may be larger than necessary for empty nesters.
- Retirees7/10
Ground-floor bedroom potential and low-maintenance front cobblelock parking support retirement living, though buyers should verify internal accessibility features over time.
Work
3 areas- Remote Working9/10
The fifth ground-floor bedroom provides a dedicated home office space, complemented by a quiet environment ideal for remote working.
- Hybrid Commuting7/10
With Kilkenny City 18 km away and access to regional routes, hybrid commuting is practical, though longer commutes to Dublin (115 km) should be factored in.
- Retired8/10
A turnkey property requiring no immediate renovations, combined with local medical and pharmacy services, makes it comfortable for retirees.
Practical
8 areas- Ageing in Place7/10
The presence of a ground-floor bedroom and W.C. supports ageing in place, though buyers should verify wheelchair accessibility and bathroom modifications if needed.
- Low Maintenance9/10
Presented in showroom condition with a cobblelock front driveway and enclosed lawn, the property requires minimal upkeep upon purchase.
- Secure Gated Entry7/10
Gated side access points lead to a securely fenced rear garden, providing good baseline boundary security.
- Minimalist Design6/10
The layout features traditional room demarcations and classic finishes rather than stark minimalist open-plan minimalism.
- Flexible Floor Plans9/10
The 155 sq. m. layout successfully incorporates five bedrooms, allowing the ground-floor bedroom to function as a playroom, study, or guest suite.
- Heritage Home2/10
Constructed in 2005, this is a modern detached residence rather than a period or heritage home.
- Ecological Setup6/10
Equipped with a C BER rating and gas-fired central heating, buyers may wish to investigate further energy efficiency upgrades.
- Outdoor areas9/10
Features an extensive cobblelock driveway upfront and a private 130 sq. m. rear garden with a paved patio area directly accessible via French doors.
Interests
9 areas- Gardening7/10
The roughly 130 sq. m. rear garden provides a blank canvas and plenty of space for keen gardeners to develop lawns, flowerbeds, or vegetable patches.
- Walking8/10
The surrounding countryside and local village layout offer pleasant walking opportunities right from the doorstep.
- Gym5/10
Dedicated gym facilities would likely require travel into nearby towns or Kilkenny City, as local options are limited to basic community provisions.
- Cycling7/10
Quiet regional roads nearby provide decent routes for cycling enthusiasts, though buyers should verify local cycling lane infrastructure.
- Golf6/10
Golfers will need to travel a short distance to access courses in the wider Kilkenny or Carlow regions.
- Fishing7/10
The region's proximity to local rivers offers good potential angling spots, though buyers should investigate specific local permits and club memberships.
- Horse Riding7/10
County Kilkenny is well known for equestrian activities, with various riding stables and local infrastructure accessible via surrounding roads.
- Water Sports3/10
Inland positioning limits immediate access to water sports, requiring travel to major rivers or coastal areas for specialized activities.
- Entertaining9/10
An expansive open-plan kitchen and dining area featuring French doors opening directly onto the rear garden makes this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a residential development within Ballyragget, the property offers a peaceful setting away from major urban noise while remaining well-connected.
- Rural Living7/10
County Kilkenny's scenic surroundings offer a distinct rural feel, balancing country atmosphere with the convenience of being located in a small town.
- Village Living9/10
Ballyragget provides essential everyday amenities such as local shops, cafés, and schools within easy reach, perfectly capturing traditional village living.
- Coastal Living1/10
The inland location in Co. Kilkenny means there is no proximity to the coast.
- Urban Living5/10
While local town amenities are present, major urban hubs like Kilkenny City are approximately 18 km away, requiring a short drive for broader city services.
Social
6 areas- Community Involvement8/10
Ballyragget's tight-knit village community offers robust opportunities to participate in local clubs, sports associations, and community groups.
- Café Culture6/10
Local cafés provide casual spots for socializing within the village, while a wider array of options can be found in nearby Kilkenny City.
- Nightlife5/10
Traditional local pubs provide a cozy social scene, but extensive nightlife and entertainment venues are best sought in Kilkenny City.
- Health/Wellness groups6/10
Local wellness classes and community sports groups operate in the area, though specialized classes may require travel to larger nearby towns.
- Networking Opportunities5/10
Professional networking is primarily localized or oriented towards commuting hubs like Kilkenny City or Carlow.
- Tech-Hub Connectivity5/10
Buyers working in tech should verify local broadband speeds and fiber availability to ensure they meet high-bandwidth remote requirements.
Listing information
- Agent
- Oriel Auctioneers Ltd T/A Clement Herron Real Estate
- Phone
- 085 800 9000
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-30A530HouseDelve · 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.