5 Loreto View, KilkennyR95CP5R
€340,000
2 Bed~2 Bath~127 m²~BER C
What you'll like:
- Generous floor area: Spanning approximately 127 square metres, this two-bedroom residence offers exceptionally large living proportions that far exceed standard cottage footprints in this historic urban quarter.
- Cathedral proximity: Nestled quietly beneath the majestic shadow of St. Canice's Cathedral, the address places world-class historic monuments and medieval charm right on your immediate doorstep.
- Vaulted rear extension: The magnificent open-plan kitchen and living space features a soaring vaulted ceiling and a striking wall of glass that floods the interior with natural light.
- Seamless garden connection: Large double-glazed doors seamlessly blur the boundaries between the interior living areas and the sheltered outdoor patio for effortless entertaining.
- Tranquil private garden: Despite its central urban setting, the property boasts a wonderfully secluded and maturely planted garden that provides a true sanctuary from city life.
- Cosy front lounge: The welcoming front living room is centred around a handsome feature fireplace and built-in bookshelves, offering a wonderful winter retreat for quiet reading.
- Flexible landing space: The spacious first-floor landing provides excellent versatility, making it ideal for use as a dedicated home study, reading nook, or occasional workspace.
- Central city convenience: Residents are just a short, pleasant stroll away from vibrant cafes, gourmet restaurants, boutique shops, and cultural attractions in the heart of Kilkenny.
- Character facade: The modest street-facing exterior blends harmoniously into the historic fabric of Irishtown, offering understated curb appeal and reassuringly high levels of privacy.
- Meticulous interior finishes: Every room has been thoughtfully planned and carefully finished to create a residence that successfully balances timeless elegance with modern comfort.
- Dedicated utility room: The inclusion of a separate utility space ensures laundry appliances are neatly tucked away from the main open-plan social and culinary zones.
- Two bathroom convenience: Featuring two well-appointed bathrooms across the layout, the home easily accommodates residents and visiting guests without morning queue bottlenecks.
- Abundant natural light: The thoughtful architectural layout ensures sunlight pours into the main living spaces throughout the day, enhancing the cheerful and uplifting internal ambiance.
- Historic neighbourhood charm: Surrounded by cobbled streets and ancient stone walls, the property offers a deeply evocative living environment steeped in centuries of local heritage.
- Rare market opportunity: Properties combining this level of modern spatial generosity, private outdoor space, and central historic positioning rarely become available for acquisition.
- Peaceful laneway setting: Tucked away down a quiet laneway, the house enjoys minimal passing vehicular traffic, ensuring a remarkably quiet and peaceful residential atmosphere.
- Strong architectural contrast: The clever design pairs a traditional, unassuming cottage frontage with a surprisingly expansive, light-filled contemporary rear extension that delights visitors.
- Everyday walkability: Essential local amenities, daily conveniences, and services are all within comfortable walking distance, significantly reducing reliance on private motor vehicles.
- Distinctive urban oasis: The rare combination of total privacy, central convenience, and lush garden planting creates a genuine lifestyle haven for discerning future occupants.
- Energy rating baseline: Achieving a C energy rating indicates a reasonable starting point for thermal efficiency, offering scope for future upgrades to enhance warmth.
But keep in mind:
- C energy rating: The current C energy rating may necessitate future insulation or heating upgrades to improve overall thermal performance and lower winter utility bills.
- Laneway access restrictions: The property is situated on a quiet laneway, which buyers should inspect to confirm delivery truck access, parking permissions, and emergency vehicle reach.
- Historic conservation considerations: Being located within a historic medieval quarter may impose local planning restrictions or guidelines regarding future exterior alterations or extensions.
- Potential damp risks: Buyers should investigate potential rising or penetrating damp issues common in older urban laneway properties, particularly those adjacent to ancient stone structures.
- Limited bedroom count: Despite its generous 127 square metre floor area, the property provides only two bedrooms, which may not suit larger growing family households.
- Conservation window checks: Prospective purchasers should verify the condition and acoustic performance of the double-glazed doors and windows to ensure adequate sound insulation.
- Boundary clarity verification: Buyers should thoroughly examine the title deeds to confirm exact boundary lines and maintenance responsibilities for shared laneway walls and pathways.
- Roof condition audit: The large vaulted ceiling and roof structure should be professionally surveyed to check for adequate insulation, ventilation, and weatherproofing integrity.
- Plumbing system inspection: Buyers should commission a thorough plumbing and heating survey to check the age, efficiency, and reliability of the existing boiler and radiators.
- Electrical compliance check: The electrical wiring and consumer unit should be inspected by a certified electrician to ensure they meet current safety standards and capacity.
- Parking availability review: Due to the central laneway setting, buyers must verify local parking rules, permit costs, or the availability of designated off-street parking options.
- Surface water drainage: The extensive glass wall and patio areas warrant careful inspection to ensure rainwater drainage systems effectively prevent pooling near the foundation.
- High local tourist footfall: The proximity to a major historic cathedral may bring increased pedestrian traffic and tourist activity during peak holiday and summer seasons.
- Sound privacy evaluation: Buyers should assess acoustic insulation between adjoining properties or nearby laneway pedestrian traffic to ensure adequate internal peace and quiet.
- Cathedral shadow impact: The close proximity to St. Canice's Cathedral should be evaluated to determine how much direct sunlight reaches the garden throughout different seasons.
- Extension planning compliance: Purchasers should verify that all past architectural extensions and alterations possess full local authority planning permission and building regulation compliance.
- Maintenance of historic fabric: Surrounding ancient stone walls and historic streetscapes may occasionally involve complex maintenance responsibilities or shared neighbourhood repair costs.
- Future retrofit costs: Upgrading the heating systems to achieve higher energy efficiency ratings could involve significant capital expenditure for the incoming homeowner.
- Insurance premium checks: Buyers should obtain quotes for buildings and contents insurance early, as historic urban properties can sometimes attract higher policy premiums.
- Storage limitations audit: Despite overall spaciousness, buyers should check whether built-in wardrobe and attic storage options are sufficient for long-term practical living.
Price positioning
?
- The asking price appears moderately positioned given the generous floor area of one hundred twenty-seven square meters, which provides considerably more space than typical two-bedroom city centre properties of a similar configuration.
- Potential overvaluation signals stem from the moderate energy rating of C, which might necessitate future capital expenditure for thermal upgrades to align with modern efficiency expectations among discerning buyers.
- Market support for this pricing level is underpinned by the exceptionally rare combination of a secluded private garden and a highly desirable historic central location adjacent to major architectural landmarks.
- Alternative market dynamics and broader economic shifts could either reinforce the premium associated with unique urban sanctuaries or challenge asking levels if buyer demand for older city dwellings softens.
Build Analysis
What we know from similar construction types
- The property is presented as a deceptively spacious cottage extending to approximately 127 square metres, featuring a modern open-plan kitchen, dining, and living space with a vaulted ceiling and wall of glass.
- Given its historic location in Irishtown near St. Canice's Cathedral, a buyer should investigate the construction methods used, particularly regarding how the older or infill structure integrates with the modern rear extension.
- The buyer's surveyor should verify the condition of the roof structure, double-glazed doors, and the external wall insulation or damp-proofing typical of urban properties in historic quarters.
- Compliance and planning permission for the rear extension and internal layout alterations should be verified by the legal representative during the conveyancing process.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Based on a floor area of 127 square meters and a BER rating of C, which indicates moderate energy efficiency, resulting in standard heating demands for a home of this size.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established urban residential quarter with no apparent heavy industrial facilities, major waste sites, or active landfills in the immediate vicinity.
- Any historical urban land use concerns should be independently verified by the buyer, though no specific legacy pollution risks are highlighted for this precise lane.
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
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 1 percent of the purchase price, amounting to €3,400 for a property valued at €340,000.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay expenses.
- Land registration fees: approximately €130 to €700 depending on the registration type and mortgage involvement.
- Property valuation fees: typically between €150 and €300 if required for mortgage purposes.
- Surveyor fees: estimated at €500 to €1,200 depending on the level of detailed inspection chosen for the 127 square meter home.
- Annual home insurance: roughly €400 to €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Irishtown and St. Canice's area frequently discuss the wonderful balance of historic charm and quiet residential living right in the city centre.
- Local community groups often highlight the charm of the narrow laneways near the cathedral, noting that traffic tends to be very low and pedestrian-friendly.
- Neighbourhood discussions often mention the convenience of walking to nearby cafes, restaurants, and boutique shops without needing a car.
- Locals appreciate the strong sense of privacy and seclusion found in hidden properties tucked behind the main historical streets of Kilkenny.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home has two bedrooms and a lovely garden, but it is located on a quiet laneway in the city centre rather than a standard suburban estate, which may have different practicalities for families with very small children.
- Teenagers7/10
With 127 square metres of space and a central location close to city amenities, teenagers will appreciate the independence of being close to town, though bedroom count is capped at two.
- Multi-generational Living3/10
Providing only two bedrooms and a single primary layout, the property lacks the separate annexes or extensive room counts typically required for comfortable multi-generational living.
- Single Buyers9/10
An exceptional urban retreat offering generous space (127 m²), high-end finishes, and a central location that allows a single professional to enjoy city living with privacy.
- Couples9/10
The property is ideal for couples, offering a stunning open-plan kitchen, dining, and living space, a private garden oasis, and a central location near restaurants and cafes.
- Empty Nesters9/10
Offering single-level ease combined with first-floor flexibility, low maintenance garden spaces, and a central position, this is a prime option for downsizers looking to stay central.
- Retirees8/10
The close proximity to city amenities and a manageable footprint make it very attractive for retirees, though buyers should verify internal accessibility features as they age in place.
Work
3 areas- Remote Working9/10
At 127 square metres with a spacious first-floor landing ideal as a study, reading area, or occasional workspace, remote working is exceptionally well-supported.
- Hybrid Commuting8/10
Kilkenny offers strong transport connectivity, making hybrid commuting feasible for professionals needing access to larger urban centres.
- Retired8/10
An ideal setup for retirees seeking a manageable, high-specification home within flat walking distance of city shops and healthcare.
Practical
8 areas- Ageing in Place6/10
While manageable and centrally located, buyers should check the accessibility of the first-floor landing and layout configurations for long-term mobility needs.
- Low Maintenance8/10
The property offers a balanced size of 127 m² with a compact, enclosed garden, reducing exterior upkeep compared to a large country home.
- Secure Gated Entry5/10
Tucked away in a quiet laneway offering privacy, though specific details on gated entry should be verified by the buyer.
- Minimalist Design7/10
Features clean modern lines, vaulted ceilings, and expansive glass walls in the rear extension that complement a minimalist aesthetic.
- Flexible Floor Plans8/10
The expansive open-plan rear living space and the versatile first-floor landing provide excellent layout flexibility.
- Heritage Home9/10
Located in the historic Irishtown quarter beneath St. Canice's Cathedral, surrounded by cobbled streets and medieval character.
- Ecological Setup5/10
Carries a BER rating of C (Energy Performance Indicator: 217.88 kWh/m²/yr), meaning eco-conscious buyers may want to explore energy upgrade potential.
- Outdoor areas8/10
Features a beautifully sheltered private garden with mature planting, lawn, and patio, acting as a true hidden sanctuary.
Interests
9 areas- Gardening7/10
Features a beautifully sheltered private garden with mature planting and colourful borders, providing a wonderful space for keen gardeners to potter.
- Walking10/10
The property is surrounded by historic cobbled streets, ancient stone walls, and is within immediate walking distance of all city amenities and scenic riverside walks.
- Gym7/10
Being centrally located in Kilkenny city ensures good access to local fitness facilities and fitness groups within a short distance.
- Cycling7/10
The central location allows for easy cycling around the city, though secure bicycle storage within the historic laneway setting should be considered.
- Golf6/10
Kilkenny Golf Club and related facilities are accessible within a short drive from the city centre.
- Fishing5/10
Proximity to the River Nore offers angling opportunities nearby, though the property itself is purely residential and urban.
- Horse Riding4/10
Equestrian facilities are generally located in the surrounding countryside rather than directly within the city centre.
- Water Sports3/10
Inland Kilkenny has limited options for water sports compared to coastal or major river-valley adventure hubs.
- Entertaining9/10
The magnificent open-plan kitchen, dining, and living space with a soaring vaulted ceiling and glass wall opening to the garden makes this an elite home for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Despite its central city location, the property is tucked away in a quiet laneway and described as a hidden sanctuary with a tranquil private garden, offering surprising peace.
- Rural Living2/10
This is firmly an urban property situated in the historic medieval quarter of Kilkenny city, offering no rural isolation or acreage.
- Village Living6/10
While located in a city, the historic Irishtown setting beneath St. Canice's Cathedral provides a distinct community feel akin to a charming village.
- Coastal Living1/10
Kilkenny is an inland city with no proximity to the coast or marine amenities.
- Urban Living10/10
Positioned right in the historic heart of Kilkenny, moments from cafes, restaurants, boutiques, and cultural attractions, offering top-tier urban convenience.
Social
6 areas- Community Involvement8/10
Living in the historic Irishtown area places residents right inside a tight-knit, culturally rich community with active local heritage groups.
- Café Culture10/10
A short stroll from Kilkenny's finest cafes, restaurants, and boutiques, placing café culture right on the doorstep.
- Nightlife8/10
The vibrant city centre nightlife, pubs, and cultural venues are just moments away on foot.
- Health/Wellness groups7/10
Good access to wellness classes, holistic groups, and healthcare facilities throughout Kilkenny city.
- Networking Opportunities7/10
Central location aids professional and social networking within the city's business and cultural communities.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds and fiber availability to ensure it meets rigorous tech-hub connectivity standards.
Listing information
- Agent
- Boyd's
- Phone
- 056 776 4833
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-72C127HouseDelve · 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.