5 The Avenue, Fox Meadow, KilkennyR95XYY8
€525,000
4 Bed~3 Bath~131 m²~BER A2
What you'll like:
- Exceptional energy rating: The property achieves an A2 BER certificate, ensuring low heating costs and superior thermal comfort for modern family living.
- Turnkey interior condition: Extensively upgraded from original developer specifications, meaning buyers can move in immediately without undertaking costly renovations or repairs.
- High-end kitchen suite: The open-plan kitchen features a premium NEFF N90 appliance package including full steam cooking and an integrated coffee machine.
- Ground floor comfort: Underfloor heating throughout the ground level provides even warmth and eliminates the visual clutter of traditional radiators.
- Durable flooring installed: Premium waterproof SPC rigid-core flooring in a light oak finish runs throughout, offering high resistance to daily wear and tear.
- Dedicated garden office: A purpose-built 8ft by 8ft garden office with hardwired electricity and Cat 6 connectivity provides an ideal remote working environment.
- Private outdoor space: The rear garden is not overlooked, offering enhanced privacy for outdoor relaxation, dining, and family activities safely away from neighbours.
- Electric vehicle charging: An installed EV charging point future-proofs the property for sustainable transport and lowers initial home-upgrade expenses for electric vehicle owners.
- Advanced water treatment: A whole-house water filtration and softening system alongside a triple-filtered drinking-water tap improves water quality and protects household plumbing appliances.
- Smart home security: A Ring video doorbell is already installed, providing immediate peace of mind and remote visitor monitoring capabilities for incoming residents.
- Ample flexible accommodation: Four versatile bedrooms include fitted wardrobes, with the fourth room easily adaptable as a dressing area, nursery, or secondary home office.
- Luxurious primary en-suite: The principal bedroom benefits from a stylish en-suite featuring floor-to-ceiling tiling and a modern rainfall shower installation.
- Designer main bathroom: The family bathroom features both a freestanding deep bath and a separate rainfall shower with an upgraded black radiator and heated towel rail.
- Practical utility room: A separate utility room equipped with an additional sink and full-height cabinetry keeps laundry and household chores concealed from the main kitchen.
- Extensive loft storage: A fully boarded loft area provides valuable additional storage space for seasonal items, luggage, and household belongings without cluttering living areas.
- Wired network connectivity: Cat 6 network cabling routed to key areas ensures robust, high-speed internet connectivity throughout the dwelling for multiple remote workers.
- Prime school proximity: Situated within walking distance of well-regarded local educational institutions including St Canice's National School and Loreto Secondary School.
- Excellent urban accessibility: The development sits within easy walking distance of Kilkenny City Centre shops, restaurants, and recreational amenities, reducing daily car dependency.
- Convenient motorway links: The nearby M9 motorway provides swift and straightforward connectivity to both Dublin and Waterford for commuters travelling further afield.
- Stable asking price: The asking price has remained stable at €525,000 without sudden upward revisions, indicating a transparent and consistent pricing strategy by the vendor.
But keep in mind:
- Semi-detached acoustic exposure: As a semi-detached dwelling, buyers should investigate party wall sound insulation levels to ensure adequate privacy from immediate neighbours.
- Maintenance of garden structures: The outdoor garden office and separate storage shed will require ongoing timber treatment and roof maintenance to prevent weather degradation.
- Potential boundary queries: Buyers should verify exact garden boundary lines and ensure the placement of the garden office fully complies with local planning exemptions.
- Complex appliance upkeep: The extensive suite of high-end integrated NEFF appliances may involve higher-than-average replacement and specialist repair costs out of warranty.
- Water softener maintenance: The whole-house water softening and filtration system requires regular salt replenishment and filter cartridge replacements to function correctly.
- Future expansion limits: Because the garden already accommodates an office and storage shed, further outdoor extension of the main dwelling would reduce remaining green space.
- Zoned heating management: Buyers should verify how the ground floor underfloor heating interacts with upstairs radiators to ensure balanced temperature control across both levels.
- Loft insulation compression: The fully boarded loft space should be inspected to ensure boarding has not compressed underlying insulation, which could impact the A2 thermal rating.
- Parking capacity limits: While an EV charger is present, buyers should check the exact driveway width and off-street parking capacity for multiple family vehicles.
- Management company fees: Buyers' legal representatives should confirm whether Fox Meadow has any residents' association charges, estate maintenance fees, or shared amenity covenants.
- Surface water drainage: The private rear garden should be checked during a viewing or survey to ensure adequate surface water run-off and drainage after heavy rainfall.
- Ventilation in bathrooms: The internal bathrooms should be checked for adequate mechanical extraction fans to prevent condensation build-up given the modern airtight construction.
- Window seal integrity: Triple-glazed or high-performance windows should be inspected across all elevations to ensure no seal failures have occurred since the upgrade works.
- High density positioning: Being located in a popular urban development, buyers should observe local traffic congestion and parking dynamics during peak school opening and closing times.
- Lack of historical price data: The recorded price history shows only a single static price point, offering no historic discounting patterns to gauge vendor flexibility.
- EV charger compatibility: Buyers should verify that the installed EV charging point matches the specific charging plug type and power output required for their own electric vehicle.
- Cat 6 switch placement: The network cabling infrastructure should be inspected to confirm the central patch panel or switch location meets the buyer's home networking requirements.
- Underfloor heating response: Buyers must note that ground floor underfloor heating systems typically have a slower thermal response time compared to traditional fast-reacting panel radiators.
- Rigid-core flooring gaps: The light oak SPC flooring should be inspected around door thresholds and skirting boards to ensure proper expansion gaps were left during installation.
- Parish catchment verification: While noted as being within St Canice's Parish, buyers with school-going children should independently verify current enrolment policies and school capacity limits.
Price positioning
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- The asking price appears modestly positioned relative to surrounding market activity, as it aligns closely with verified recent local transactions for similar properties within the same residential development despite extensive bespoke interior upgrades.
- Valuation signals show robust support from high-end specifications including an A2 energy rating, premium integrated appliances, underfloor heating, and dedicated outdoor office space which typically command a market premium.
- Potential factors that could support this pricing level include strong demand for turnkey properties in established parishes with excellent school proximity, while any potential overvaluation risk stems from the higher absolute price point for this specific floor area.
- Overall, the pricing strategy reflects a balanced approach by the vendor, capturing the substantial capital investment made in property improvements while remaining competitive against broader suburban residential benchmarks in the area.
Build Analysis
What we know from similar construction types
- The property has an A2 BER rating, indicating a highly energy-efficient new build or heavily upgraded modern home, which typically benefits from low heating costs, high levels of insulation, and modern airtightness.
- The listing notes extensive post-development upgrades including premium SPC rigid-core flooring, underfloor heating on the ground floor, bespoke media walls, and a high-spec NEFF N90 appliance suite.
- External structures include a purpose-built garden office and storage shed with hardwired electricity and Cat 6 connectivity, which a buyer should verify have appropriate planning compliance and building standards adherence.
- Buyers should check the service records for the whole-house water filtration and softening system, ventilation systems, and ensure all electrical modifications (such as the EV charging point and media wall) are certified by a qualified electrician.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 600 to 900 euro.
- Explanation: Given the A2 BER rating and an underfloor heating system on the ground floor, this semi-detached property should demonstrate very high energy efficiency and low heat loss, though actual costs will vary based on occupant usage patterns.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Kilkenny within an established residential development that generally benefits from separation from major river corridors.
- Official mapping indicates no designated flood zones directly affecting this specific site, supporting a lower apparent exposure level.
- Standard surface water management considerations apply during periods of intense rainfall, as with most urban and suburban locations.
The property is outside the mapped flood area. But the nearest mapped area is away.
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 Fox Meadow area
9 LAKEVIEW, FOX MEADOW, LOUGHMACASK
- Sale date
- Declared sale price
- €530,000.00
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. 5 The Avenue, Fox meadow, Kilkenny
- Sale date
- Declared sale price
- €354,650.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,250 — 1% of €525,000.
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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 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detailed structural survey required.
- Annual home insurance: approximately 400 to 800 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Fox Meadow area frequently discuss the convenience of walking to Kilkenny City Centre and local amenities.
- Parent forums often highlight the strong educational demand in St Canice's Parish, particularly proximity to St Canice's National School and Loreto Secondary School.
- Local discussions note that residential developments in this part of Kilkenny generally experience steady demand due to proximity to the M9 motorway for commuters.
- Neighbourhood watch and community groups occasionally share updates on local traffic calming measures and community events within established estates.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four versatile bedrooms and a private, secure rear garden, making it very suitable for young children within a well-regarded parish.
- Teenagers8/10
With four well-proportioned bedrooms and proximity to secondary schools like Loreto and CBS Kilkenny, teenagers will find plenty of space and independence here.
- Multi-generational Living6/10
While the 131 m² floor area provides good accommodation, the four bedrooms are spread over two floors, which might present some layout challenges for multi-generational needs.
- Single Buyers7/10
A high-spec semi-detached home close to the city centre offers great long-term potential for single buyers looking for modern efficiency and space to grow.
- Couples9/10
An A2 BER rating, luxury finishes like the NEFF N90 kitchen, and a garden office make this an exceptional choice for couples wanting a turnkey property.
- Empty Nesters7/10
Low maintenance design with modern amenities and energy efficiency appeals to empty nesters, though stairs are present between the two floors.
- Retirees6/10
The home offers great comfort and proximity to local amenities, but buyers should consider the two-story layout when planning for longer-term accessibility.
Work
3 areas- Remote Working10/10
Equipped with a purpose-built 8ft x 8ft garden office with hardwired electricity and Cat 6 connectivity, plus Cat 6 network cabling inside the main house.
- Hybrid Commuting8/10
Provides easy access to the M9 motorway for connectivity to Dublin and Waterford, balancing remote work with commuter needs.
- Retired7/10
Low energy bills thanks to an A2 BER rating and proximity to city services make it comfortable for retirees.
Practical
8 areas- Ageing in Place6/10
Features modern efficiencies and a guest WC on the ground floor, though the primary bedrooms are located upstairs.
- Low Maintenance9/10
Extensively upgraded with premium SPC rigid-core flooring, an A2 BER rating, and modern fixtures requiring minimal upkeep.
- Secure Gated Entry4/10
The property features a Ring video doorbell but does not include a secure gated entry system.
- Minimalist Design7/10
Clean lines, bespoke media wall, and light oak finishes throughout offer a contemporary aesthetic.
- Flexible Floor Plans9/10
Four versatile bedrooms, including a fourth room suitable as a home office or dressing room, plus a separate garden office.
- Heritage Home2/10
This is a modern, extensively upgraded development home rather than a period or heritage property.
- Ecological Setup9/10
Boasts an impressive A2 BER rating, underfloor heating, and an EV charging point already installed.
- Outdoor areas8/10
Private, not-overlooked rear garden equipped with a purpose-built garden office and storage shed.
Interests
9 areas- Gardening7/10
The property includes a private rear garden complete with a purpose-built garden office and storage shed, offering a manageable outdoor project space.
- Walking9/10
Excellent walkability to Kilkenny City Centre, local schools, and nearby amenities directly from the development.
- Gym7/10
Proximity to the city centre allows easy access to local fitness facilities and sports clubs.
- Cycling8/10
Flat, accessible routes into the city centre and surrounding areas make cycling a practical transport and leisure option.
- Golf7/10
Kilkenny features well-regarded local golf courses within a short drive from the property location.
- Fishing6/10
The River Nore runs through Kilkenny, providing local freshwater fishing opportunities nearby.
- Horse Riding5/10
Equestrian facilities are available in the broader County Kilkenny region, though requiring transport outside the immediate suburban setting.
- Water Sports4/10
Limited to local river activities, with major water sports requiring travel toward coastal regions.
- Entertaining9/10
Features an impressive open-plan kitchen and dining area equipped with high-end appliances, paired with a private, not-overlooked rear garden.
Lifestyle
5 areas- Quiet Living7/10
Situated in a popular residential development with a private, not-overlooked rear garden, offering a peaceful environment while remaining close to the city.
- Rural Living3/10
This is a suburban residential development within walking distance of Kilkenny City Centre rather than a rural setting.
- Village Living5/10
It offers a community feel within a well-established development, though it sits closer to urban amenities than a traditional village.
- Coastal Living1/10
Kilkenny is an inland county with no coastal proximity.
- Urban Living8/10
Conveniently positioned within easy walking distance of Kilkenny City Centre and local schools, shops, and amenities.
Social
6 areas- Community Involvement8/10
Located in a well-established residential development within St Canice's Parish, offering a strong sense of local community.
- Café Culture8/10
Short walking distance into Kilkenny City Centre gives effortless access to local cafés, restaurants, and social spots.
- Nightlife7/10
Proximity to the city centre ensures easy access to pubs, entertainment venues, and social nightlife.
- Health/Wellness groups7/10
Access to local community groups, wellness facilities, and fitness options within Kilkenny.
- Networking Opportunities7/10
Good connectivity and proximity to local business hubs in the city and via the M9 motorway.
- Tech-Hub Connectivity9/10
Advanced internal tech infrastructure featuring Cat 6 cabling and a dedicated garden office with Cat 6 readiness.
Listing information
- Agent
- DNG Ella Dunphy
- Phone
- 056 7786000
- Current status
- active
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-D6EEFDHouseDelve · 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.