6 Wesley Court, Kilkenny, KilkennyR95ER80
€175,000
2 Bed~1 Bath~44 m²~BER C
What you'll like:
- Prime central location: Situated just off William Street in the heart of Kilkenny City, offering exceptional convenience to high street amenities and attractions.
- Turnkey interior condition: The apartment has been recently painted and presented in good overall condition, reducing immediate prep costs for new occupants.
- Affordable entry price: Listed at €175,000, this property represents an accessible price point for first-time buyers entering the local housing market.
- Investment potential: The central urban setting makes this a strong candidate for a buy-to-let rental property with consistent tenant demand.
- Intimate development size: Part of a small private block comprising just 21 apartments, fostering a quieter community atmosphere within the city centre.
- Private courtyard setting: Features a private courtyard to the front, providing an outdoor buffer from the immediate urban bustle of the city.
- Functional storage solutions: The entrance hall includes a large dedicated storage unit, maximizing the utility of the compact 44 square metre footprint.
- Open plan layout: The combined kitchen, dining, and sitting room creates a cohesive main living space that feels efficient and interconnected.
- Two bedroom configuration: Offers two distinct bedrooms, providing valuable flexibility for a home office, guest room, or shared living arrangement.
- Modern fibre connectivity: Fibre broadband availability up to 2gb subject to survey ensures high-speed internet access for remote work and streaming.
- Standard utility connections: Connected to mains water services for reliable daily water supply without private well maintenance concerns.
- Established residential area: Located in a known three-storey development, offering a settled neighborhood context right in the core of Kilkenny.
- Low maintenance footprint: The modest 44 square metre floor area translates into minimal cleaning and upkeep efforts for busy professionals.
- Fresh neutral aesthetic: Recent painting provides a clean, neutral backdrop that easily accommodates a wide variety of personal decorating styles.
- Walkable lifestyle convenience: Daily errands, dining, and retail options are accessible entirely on foot, reducing reliance on private vehicle transport.
- Manageable development scale: With only 21 units in the block, management decisions and communal areas may be easier to coordinate among owners.
- Compact shower room: Features an included shower room servicing the apartment efficiently without wasting valuable square footage on oversized fixtures.
- Accessible ground floor: Positioned on the ground floor level, allowing for easier step-free access compared to upper storey units without lifts.
- Clear viewing arrangements: Local agency representation is readily available to facilitate personalized inspections for genuinely interested prospective purchasers.
- Defined boundary context: Set within a private courtyard development, providing a sense of enclosure and separation from surrounding public streets.
But keep in mind:
- Limited floor area: Measuring only 44 square metres, the total living space is quite compact and may feel restrictive for long-term dual occupancy.
- Electric heating reliance: The property relies on electric heating, which can sometimes result in higher operational utility costs compared to gas systems.
- C energy rating: A BER rating of C indicates potential for energy efficiency improvements to reduce heat loss and lower future energy bills.
- Management company fees: Buyers should investigate potential annual service charges and sinking fund contributions associated with this 21-apartment development.
- Single bathroom setup: Having only one shower room shared between two bedrooms could create morning congestion for multiple household residents.
- Compact single bedroom: The secondary single bedroom is likely small in size, potentially limiting its use primarily to a child room or small office.
- Lack of private parking: Prospective purchasers must verify whether dedicated parking is included, as city centre locations often lack private vehicle bays.
- Urban noise exposure: Being situated right in the city centre may expose residents to higher ambient noise levels from nearby streets and nightlife.
- Ground floor security: Ground floor positioning requires buyers to carefully inspect window and door security measures for peace of mind.
- External maintenance responsibilities: Clarification is needed on how common areas, the courtyard, and the exterior of the three-storey block are managed.
- Broadband speed verification: Fibre speeds up to 2gb are subject to survey, meaning buyers must independently confirm actual installation costs and feasibility.
- Limited natural light: Ground floor apartments in courtyard settings can sometimes experience restricted natural sunlight depending on surrounding building heights.
- Storage constraints: Aside from the hall unit, overall built-in storage within the bedrooms and kitchen is minimal and requires careful organizational planning.
- Proximity to commercial activity: Immediate surroundings near William Street may experience increased daytime traffic, delivery vehicles, and pedestrian footfall.
- Resale liquidity factors: Compact 44 square metre apartments can sometimes have niche buyer pools upon future resale compared to larger suburban family homes.
- Vesting and covenants: Buyers should check leasehold versus freehold status and any specific building rules or pet restrictions enforced by the management body.
- Ventilation adequacy: Smaller apartments require diligent checking of extractor fans in the shower room and kitchen to prevent condensation and mold issues.
- Waste management logistics: Prospective owners should verify how refuse collection and recycling bins are organized for the 21 units in this courtyard.
- Insurance premium variations: City centre properties or those with specific construction types can sometimes attract higher building insurance premiums to investigate.
- Future development surround: Buyers should check local planning registries to ensure nearby urban renewal or construction will not obstruct light or access.
Price positioning
?
- The asking price appears modestly positioned given the compact forty-four square metre floor area, potentially reflecting a competitive entry point for a city centre property despite limited overall internal space.
- Undervaluation signals emerge from the highly central location and two-bedroom configuration, which typically command robust demand from first-time buyers and investors seeking accessible urban accommodation in established regional hubs.
- Such pricing could be supported by the property's good condition and recent painting, though limited floor space and electric heating might undermine long-term value perceptions among prospective purchasers comparing alternatives.
- Relevant market dynamics include the surrounding transaction evidence showing varied city prices, suggesting that smaller apartments often trade at lower absolute thresholds while still offering strong rental yield potential.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom ground floor apartment located in a three-storey development of 21 apartments set within a private courtyard.
- The floor area is relatively compact at 44 square metres, which is typical for a central city-centre apartment.
- Heating relies on electric storage or direct electric heating, so a buyer should investigate running costs and potential upgrades to more energy-efficient systems.
- A buyer should verify management company fees, sinking fund contributions, and the rules or covenants governing the private courtyard and common areas.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: This property features electric heating and a compact floor area of 44 m² with a BER rating of C. Heating costs will vary based on individual usage habits, electricity tariff rates, and how well the property retains heat.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a central urban setting without apparent immediate proximity to heavy industrial plants or active large-scale incinerators.
- Any historical urban land uses or legacy concerns in the city centre are generally low, but buyers should investigate local environmental reports for absolute certainty.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated within Kilkenny City centre off William Street, and while some parts of Kilkenny experience river-related flood alerts during extreme weather, specific local flood history for this precise courtyard should be verified.
- Standard flood map checks for the broader area suggest moderate to low risk, though prospective buyers are advised to confirm formal catchment mapping.
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 Kilkenny area
5 RIOCH ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €255,000.00
92 UPPER PATRICK ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €480,000.00
17 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €630,000.00
33 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €120,800.00
7 SHANDON PARK, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €380,000.00
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
- Stamp duty: approximately 1% of the purchase price (around €1,750 for a property priced at €175,000).
- Solicitor legal fees: approximately €1,500 to €2,500 excluding VAT and outlay costs.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €400 to €800 depending on the depth of the survey.
- Annual home insurance: approximately €300 to €600 per year.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the convenience of living near William Street and the heart of Kilkenny City.
- Discussions regarding city centre apartments often touch upon the vibrant local community and easy access to shops and amenities.
- Transport and parking availability in the central courtyard developments are common topics among city-dwellers in Kilkenny.
- First-time buyers often discuss the appeal of smaller, manageable residential blocks close to the high street.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With a floor area of 44 m² and two compact bedrooms, space is limited for young children, and the lack of a private enclosed garden restricts outdoor play.
- Teenagers3/10
Two teenagers would find the 44 m² layout extremely cramped, sharing a single small bathroom and offering very little personal space.
- Multi-generational Living1/10
The small footprint of 44 m² with just two bedrooms and one bathroom makes multi-generational living entirely impractical here.
- Single Buyers9/10
This ground-floor apartment in the heart of the city is an ideal size for a single buyer looking for a manageable, central home.
- Couples8/10
A couple can comfortably fit into this two-bedroom city-centre property, benefiting from an open-plan living area and low maintenance.
- Empty Nesters7/10
Empty nesters seeking to downsize to a single-level home close to urban amenities will appreciate the convenience and layout.
- Retirees7/10
Being a ground-floor apartment, it offers step-free entry within its private courtyard, making daily life accessible for retirees.
Work
3 areas- Remote Working6/10
Fibre broadband is available up to 2GB subject to survey, which is great for remote work, but the second bedroom is small and finding a dedicated workspace in a 44 m² home requires compromise.
- Hybrid Commuting8/10
The central location provides good access to local transport links for those splitting time between home and an office.
- Retired8/10
A ground-floor layout in a small private block close to all urban conveniences suits a retired lifestyle well.
Practical
8 areas- Ageing in Place7/10
As a ground-floor apartment with step-free entry from the courtyard, it is relatively accessible, though doorways and bathroom layouts should be checked for long-term suitability.
- Low Maintenance9/10
At 44 m² with electric heating and a small footprint, upkeep is minimal compared to a traditional house.
- Secure Gated Entry7/10
The property is set in a private courtyard within a small block of 21 apartments off William Street, offering a degree of seclusion.
- Minimalist Design9/10
The compact 44 m² layout naturally encourages a clutter-free, minimalist lifestyle.
- Flexible Floor Plans3/10
Due to the fixed apartment structure and small floor area, there is very little room for altering or expanding the layout.
- Heritage Home4/10
While located in a historic city, the development itself is a modern multi-unit apartment block rather than a period heritage property.
- Ecological Setup5/10
The BER is C, and heating relies on electric systems, meaning energy efficiency is average rather than cutting-edge eco-friendly.
- Outdoor areas3/10
Outdoor space is limited to a shared private courtyard to the front, with no private back garden or balcony mentioned.
Interests
9 areas- Gardening2/10
There is a private courtyard to the front, but it is primarily paved or communal space rather than a dedicated garden for planting.
- Walking9/10
The central city location makes it exceptionally easy to walk to shops, restaurants, and local historic sites.
- Gym8/10
City-centre living typically places various fitness centres, gyms, and leisure facilities within a short walking distance.
- Cycling7/10
Navigating the city centre by bicycle is straightforward, though secure bike storage within the compact 44 m² apartment should be verified.
- Golf6/10
Kilkenny Golf Club and related facilities are accessible within a short drive from the city centre.
- Fishing5/10
The River Nore runs through Kilkenny offering local angling opportunities, though transport is required to reach prime spots.
- Horse Riding3/10
Equestrian facilities are absent from the immediate city centre and require travel to the surrounding countryside.
- Water Sports2/10
There are limited opportunities for water sports directly in the city center, aside from occasional river activities.
- Entertaining4/10
The open-plan kitchen, dining, and sitting room is cozy, but the overall 44 m² floor area limits the capacity for hosting large groups.
Lifestyle
5 areas- Quiet Living6/10
While set in a private courtyard just off William Street, it is still located right in the heart of Kilkenny City, meaning some urban background noise is to be expected.
- Rural Living1/10
This is a city-centre apartment development with zero rural characteristics or open countryside surroundings.
- Village Living4/10
Though it has a small private block feel, the immediate surroundings are decidedly urban and central rather than a village setting.
- Coastal Living1/10
Kilkenny is an inland city with no coastal proximity or sea views.
- Urban Living10/10
Located right in the centre of Kilkenny City just off the high street, this property delivers ultimate convenience for city-centre living.
Social
6 areas- Community Involvement7/10
Living in a small 21-apartment development near the high street places you right in the middle of the local community.
- Café Culture10/10
Being positioned just off William Street in the heart of Kilkenny City means numerous cafes and eateries are right on your doorstep.
- Nightlife9/10
Pubs, restaurants, and entertainment venues in the city centre are all within easy walking distance.
- Health/Wellness groups8/10
Proximity to the city centre ensures easy access to yoga, pilates, gyms, and various wellness clubs.
- Networking Opportunities8/10
Urban living in a vibrant regional city naturally facilitates professional and social networking.
- Tech-Hub Connectivity7/10
With fibre broadband availability up to 2GB subject to survey, digital connectivity is well supported.
Listing information
- Agent
- Dee Gibney Properties
- Phone
- 056 770 5070
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-52B17DHouseDelve · 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.