5 The Avenue, Fox Meadow, KilkennyR95XYY8
€525,000
4 Bed~3 Bath~BER A2
What you'll like:
- A2 Energy Rating: The impressive A2 energy rating ensures exceptionally low heating costs and superior thermal comfort throughout every season for your family.
- NEFF N90 Appliances: The premium integrated kitchen suite features high-end steam ovens and built-in coffee machines, offering immediate culinary convenience without upgrade costs.
- Underfloor Ground Heating: Enjoy luxurious underfloor heating across the entire ground floor level, eliminating cumbersome radiators and maximizing interior furniture placement options.
- Dedicated Garden Office: A purpose-built detached garden office with hardwired electricity and Cat 6 connectivity provides an ideal remote working setup away from the main house.
- Private Rear Garden: The enclosed rear garden is completely not overlooked, ensuring a high degree of privacy for outdoor dining and relaxing weekend activities.
- Convenient EV Charger: An installed electric vehicle charging point future-proofs your transportation needs and saves you the hassle of retrofitting external power supplies.
- Rigid Core Flooring: Premium waterproof SPC light oak rigid-core flooring runs continuously throughout the property, delivering robust durability against heavy daily wear and tear.
- Extensive Custom Storage: Bespoke media units, carousel kitchen cabinetry, and a fully boarded loft provide an abundance of organized storage for modern family lifestyles.
- Whole House Filtration: The integrated water softening and whole-house filtration system protects appliances from limescale while delivering purified drinking water directly to the tap.
- St Canice Parish: Situated within the highly sought-after St Canice parish, granting strong local community ties and excellent long-term neighborhood desirability and stability.
- Walkable City Location: Enjoy easy walking distance to Kilkenny City Centre, allowing effortless access to local shops, restaurants, and recreational amenities without driving.
- Renowned Local Schools: Proximity to well-regarded educational institutions like St Canice National School and Loreto Secondary School simplifies the daily morning school run.
- Modern Ethernet Cabling: Cat 6 network cabling wired directly to key living areas guarantees ultra-reliable, high-speed internet connectivity for remote work and streaming.
- Upgraded Designer Bathrooms: The main bathroom showcases a freestanding deep bath, rainfall shower, and a heated black towel rail, creating a spa-like daily experience.
- Secure Ring Doorbell: An integrated Ring video doorbell system is already installed at the front entrance, offering enhanced home security and package delivery monitoring.
- Practical Utility Room: A dedicated utility room equipped with an extra sink and full-height cabinetry keeps laundry and household chores neatly concealed away.
- Easy M9 Access: Convenient positioning near the M9 motorway facilitates straightforward commuting connections toward both Dublin and Waterford for working professionals.
- Decorative Wall Panelling: Tasteful decorative wall panelling in the entrance hall and guest WC adds an immediate touch of sophisticated interior design character.
- Exceptional Condition: Presented in turn-key condition throughout after extensive developer upgrades, saving buyers the significant time, stress, and expense of renovations.
- Versatile Fourth Bedroom: The flexible fourth bedroom easily adapts as a home office, dressing room, or nursery to suit your changing household requirements over time.
But keep in mind:
- Missing Floor Area: The listing omits exact floor area measurements, so you should verify the total square footage to ensure it meets your space expectations.
- Semi Detached Proximity: As a semi-detached dwelling sharing a party wall, you should investigate potential sound transmission levels from neighboring occupants during viewings.
- Development Management Fees: Buyers must investigate whether Fox Meadow involves annual management fees for common areas, green space maintenance, or waste collection services.
- Extension Restrictions: The presence of a garden office and shed leaves a smaller remaining garden lawn, which you should check against future extension plans.
- BER Expiry Audit: Although rated A2, you should inspect the advisory report attached to the energy certificate to check for any minor ventilation maintenance recommendations.
- Parking Space Limits: The driveway configuration should be checked during viewings to confirm how many vehicles can park comfortably alongside the EV charger.
- Attic Conversion Limits: The loft is described as fully boarded for storage, but you should verify if it has structural clearance for any future habitable conversion.
- Drainage and Servicing: Buyers should arrange a thorough structural survey to inspect the condition of hidden plumbing, underfloor heating manifolds, and electrical boards.
- Boundary Line Verification: You should request your legal representative to confirm that the garden office and fencing strictly align with the official title deeds.
- Local Traffic Congestion: Proximity to popular local schools means you should observe the immediate area during peak morning and afternoon drop-off times for congestion.
- Water Filtration Maintenance: The sophisticated whole-house water softening system will require ongoing salt refills and cartridge replacements, representing a recurring maintenance cost.
- High Specification Upgrades: Because the home features specialized luxury finishes like steam ovens, you should confirm all appliance warranties transfer smoothly to new owners.
- Future Local Development: Check local planning registers for any pending residential or commercial developments nearby that could alter local traffic patterns or views.
- Ventilation System Check: With underfloor heating and tight modern insulation, verify that adequate mechanical or trickle vent airflow is operating properly to prevent humidity.
- Insurance Premium Quotes: Obtain preliminary home insurance quotes early to ensure that high-specification interior finishes and solar or heating setups do not carry surcharges.
- Broadband Provider Options: Confirm which specific fibre broadband operators currently service the Cat 6 network hub inside the utility and living spaces.
- External Socket Placement: Inspect the exterior electrical outlets to ensure they are fully weather-proofed and safely positioned for garden maintenance equipment usage.
- Window and Seal Integrity: Test all triple-glazed or modern windows and doors to ensure hinges, locks, and acoustic seals show no signs of draft or wear.
- Party Wall Agreements: If any boundary fences or shared structures require future repair, clarify the legal responsibilities outlined in the development covenants.
- Exact Title Mapping: Ensure your solicitor carefully verifies the exact property footprint and right-of-way access points within the Fox Meadow estate layout.
Price positioning
?
- The asking price appears somewhat undervalued given the exceptionally high specification, extensive custom upgrades including a premium NEFF N90 appliance suite, underfloor heating, and advanced technology features that far exceed standard developer finishes in this popular residential location.
- Positive valuation signals include the top-tier A2 energy rating ensuring minimal future utility costs, high-end waterproof SPC flooring, a dedicated garden office with Cat 6 connectivity, and a private rear garden within easy walking distance of the city centre.
- Factors that could potentially challenge or support this price point relate to broader regional market demand for turn-key family homes, though the superior internal fit-out and scarcity of properties with this level of custom enhancement strongly defend the asking figure.
- Relevant contextual observations involve the property's prime positioning within St Canice's Parish close to highly regarded schools, robust local amenities, and convenient M9 motorway access, all of which heavily enhance long-term residential desirability and capital value stability.
Build Analysis
What we know from similar construction types
- The property holds an A2 BER rating, indicating high energy efficiency, excellent thermal performance, and modern construction standards typical of newer builds.
- Extensive upgrades from the original developer specification have been carried out, including bespoke media walls, custom joinery, premium SPC rigid-core flooring, and upgraded bathroom fittings; a buyer should verify that all internal modifications comply with local building regulations.
- The integration of modern technology such as Cat 6 network cabling, an EV charging point, whole-house water filtration, and hardwired outbuildings points to a high level of infrastructure that a buyer's surveyor should inspect.
- A fully boarded loft is noted for additional storage, and a buyer should check that adequate ventilation and structural load capacities have been maintained in the attic space.
Heating cost*
Estimated expense to heat this property every year
- €600 to €900 per year.
- Given the property holds an efficient A2 BER rating and features modern underfloor heating on the ground floor, energy consumption is expected to be relatively low compared to older housing stock.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburban area well away from major industrial heavy polluters, incinerators, or known active heavy landfills.
- Any historical waste management facilities or legacy industrial sites in the broader Kilkenny region are distant enough that significant local contamination is unlikely, though standard environmental due diligence is always recommended.
Flood Safe
8/10Water overflow reports to follow up
- The development is situated in an elevated suburban setting within Kilkenny, generally well-removed from major coastal flood zones.
- While minor localized surface water pooling can occasionally occur during extreme weather events across parts of the county, the property itself does not show apparent high-risk indicators for severe flooding, though local flood history should be verified independently.
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
- Stamp duty: approximately €52,500 based on the asking price of €525,000 at the standard 10% rate for residential property over one million or the tiered rates applicable (typically 1% on the first €1,000,000).
- Solicitor legal fees: estimated between €1,500 and €3,000 excluding VAT and outlay.
- Land registration fees: approximately €700 to €800 for property registration and mapping.
- Property valuation fees: around €150 to €300 required for mortgage approval purposes.
- Surveyor fees: approximately €500 to €1,200 depending on the level of pre-purchase structural survey detailed.
- Annual home insurance: estimated between €400 and €700 per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents in the Fox Meadows development frequently praise the area for its proximity to Kilkenny City Centre and local schools within St Canice's Parish.
- Local community discussions often highlight the convenience of the nearby M9 motorway for commuting to Dublin and Waterford.
- Parent forums rate the local educational options highly, noting short walking distances to well-regarded primary and secondary schools.
- Neighbourhood watch and local social channels generally report a quiet, family-friendly atmosphere within the estate.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The four-bedroom semi-detached layout and private rear garden provide a safe and practical environment for young families, supported by nearby well-regarded schools in St Canice's Parish.
- Teenagers8/10
Four versatile bedrooms offer ample space for teenagers, and the close proximity to local secondary schools such as Loreto and CBS Kilkenny is highly convenient.
- Multi-generational Living6/10
While the four bedrooms provide good capacity, the home is a standard two-storey semi-detached layout rather than a purpose-built multi-generational setup.
- Single Buyers7/10
An A2 BER rating ensures lower energy bills, and the modern high-spec finish requires little immediate work, though the asking price reflects a premium suburban location.
- Couples8/10
The open-plan kitchen and dining area along with a separate living room offer a wonderful layout for couples who enjoy modern living and entertaining.
- Empty Nesters7/10
The low-maintenance nature of the property and proximity to Kilkenny City Centre suit empty nesters looking to downsize to a modern, efficient home without sacrificing space.
- Retirees7/10
The A2 energy efficiency, modern amenities, and easy access to local services make it comfortable for retirees, though stairs are present as it is a two-storey house.
Work
3 areas- Remote Working9/10
The property includes a purpose-built 8ft x 8ft garden office with hardwired electricity and Cat 6 connectivity, plus an adaptable fourth bedroom.
- Hybrid Commuting8/10
Easy access to the M9 motorway provides strong connectivity to Dublin and Waterford for hybrid commuters.
- Retired7/10
Well-suited for retirees seeking a modern, energy-efficient home close to medical and urban facilities.
Practical
8 areas- Ageing in Place6/10
Features a ground floor guest WC and comfortable single-level living spaces on the ground floor, though bedrooms are upstairs.
- Low Maintenance9/10
Extensively upgraded with premium SPC rigid-core flooring, whole-house water filtration and softening, an A2 BER rating, and modern finishes.
- Secure Gated Entry4/10
Standard suburban development layout rather than a secure gated community, though a Ring video doorbell is installed.
- Minimalist Design8/10
Clean lines, light oak finishes, bespoke media wall, and integrated cabinetry lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans9/10
The fourth bedroom provides excellent versatility as a home office, dressing room, or guest bedroom, alongside the detached garden office.
- Heritage Home2/10
This is a modern, extensively upgraded contemporary home rather than a period property.
- Ecological Setup9/10
Boasts an impressive A2 BER rating and an EV charging point for sustainable living.
- Outdoor areas8/10
Features a private, not-overlooked rear garden complete with a dedicated garden office and separate storage shed.
Interests
9 areas- Gardening6/10
Features a private, not-overlooked rear garden with a garden office and storage shed, offering a manageable outdoor space for keen gardeners.
- Walking9/10
The development's location allows for easy walking access to Kilkenny City Centre and local schools and amenities.
- Gym7/10
Local fitness facilities in Kilkenny City are within easy reach, complemented by the property's overall wellness-oriented features.
- Cycling8/10
Flat terrain and proximity to the city centre make cycling a viable and convenient transport or leisure option.
- Golf7/10
Kilkenny boasts well-regarded golf courses a short drive away, catering well to golf enthusiasts.
- Fishing6/10
The nearby River Nore offers local fishing opportunities for enthusiasts.
- Horse Riding5/10
While local equestrian facilities exist in the wider Kilkenny region, they require a short drive from this suburban location.
- Water Sports4/10
Limited to local river activities, as the location is inland.
- Entertaining9/10
The impressive open-plan kitchen and dining area, NEFF N90 appliance suite, and private rear garden make this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned within a popular residential development with a private, not-overlooked rear garden, offering a peaceful atmosphere 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 settled neighbourhood feel within easy reach of local amenities, bridging suburban and city living.
- Coastal Living1/10
Kilkenny is an inland location with no coastal proximity.
- Urban Living8/10
The property is ideally situated within easy walking distance of Kilkenny City Centre, providing excellent access to urban amenities and services.
Social
6 areas- Community Involvement8/10
Located within the well-established St Canice's Parish community with active local schools and neighbourhood groups.
- Café Culture8/10
Proximity to Kilkenny City Centre puts a wide variety of local cafés, restaurants, and social spots within walking distance.
- Nightlife7/10
Easy access to the vibrant nightlife and pub culture of Kilkenny City Centre.
- Health/Wellness groups7/10
Good access to local fitness, pilates & stretching classes, and wellness groups within the city.
- Networking Opportunities7/10
Proximity to the city and strong transport links facilitate professional networking.
- Tech-Hub Connectivity8/10
Enhanced by dedicated Cat 6 network cabling and a garden office equipped with Cat 6 connectivity, supporting modern digital work.
Listing information
- Agent
- DNG Ella Dunphy
- Phone
- 056 7786000
- 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.