76 Beechlawns, Johnswell Road, Kilkenny, Co. KilkennyR95Y3K6
€330,000
BER C
What you'll like:
- Established residential address: The property is situated in one of Kilkenny City's most desirable developments, offering long-term neighborhood stability and enduring appeal for future resale value.
- Attractive red brick facade: The front elevation features low-maintenance red brickwork that enhances curb appeal and blends well with the established character of the surrounding suburban neighborhood.
- Practical three-bedroom layout: The two-storey layout incorporates three well-proportioned bedrooms on the upper floor, making the home versatile for growing families, guests, or dedicated remote working needs.
- Master bedroom ensuite: The primary bedroom includes a private ensuite bathroom equipped with a shower cubicle, providing convenient personal amenities and reducing morning congestion for the main household.
- Bright front living room: The main reception area features a distinct bay window that floods the space with natural light, creating a comfortable focal point for daily relaxation and entertaining.
- Open kitchen dining connection: The rear kitchen and dining area provides ample space for daily meals and features sliding patio doors that seamlessly connect the indoor cooking space to the outdoors.
- Private walled rear garden: The enclosed backyard features mature planting and a paved patio area, offering a secure, secluded environment for children to play, outdoor dining, or peaceful relaxation.
- Convenient off-street parking: A dedicated driveway provides secure off-street parking directly in front of the residence, eliminating street parking hassles and ensuring easy vehicle access for occupants.
- Side access availability: The inclusion of a side entrance allows for easy movement of bins, bicycles, and gardening equipment into the rear garden without needing to pass through the home.
- Desirable C energy rating: The home holds a mid-tier BER rating which indicates reasonable baseline thermal efficiency, though prospective buyers might still plan future insulation upgrades to lower energy bills.
- Gas-fired central heating: The property is equipped with a gas-fired central heating system, providing reliable, controllable warmth throughout all rooms during the colder winter months.
- Mains utility connections: The dwelling benefits from reliable mains water and mains sewerage connections, ensuring straightforward daily domestic utility management without septic tank maintenance concerns.
- Useful understairs storage: A dedicated storage area beneath the staircase helps keep hallway clutter hidden away, maximizing the utility of the ground floor footprint for active family life.
- Proximity to bus routes: Residents enjoy convenient access to nearby public bus services, facilitating straightforward travel into Kilkenny City Centre without relying entirely on a private car.
- Accessible train station: Kilkenny Train Station is located within easy reach, providing convenient rail connections for commuters traveling to major employment hubs like Dublin or Waterford.
- Cultural amenity proximity: Iconic local heritage sites such as Kilkenny Castle and St. Canice's Cathedral are close by, enriching lifestyle opportunities for weekend leisure and cultural outings.
- Local educational facilities: The address is positioned within reach of local schools, making the daily school run manageable for families with school-aged children residing in the home.
- Everyday retail convenience: A wide selection of local shops, supermarkets, cafés, and restaurants are located within easy reach, ensuring daily errands can be completed with minimal travel time.
- Leisure and recreation access: Nearby leisure facilities and parks provide ample opportunities for sports, walking, and outdoor recreation, supporting an active and healthy lifestyle for all residents.
- Broad buyer market appeal: The property's functional size and desirable location make it equally suitable for first-time buyers, growing families, downsizers, or residential property investors.
But keep in mind:
- Moderate energy rating: The C BER rating suggests that heating bills could be higher than those of a modern A-rated home, prompting buyers to budget for potential insulation retrofits.
- Compact floor area: The total floor space spans approximately 86 square meters, which may feel restrictive for larger families or buyers requiring extensive storage and multiple living zones.
- Compact secondary bedrooms: Bedrooms two and three are relatively modest in size, which might limit furniture layout options or require creative space-saving solutions for older children or guests.
- Vinyl flooring in ensuite: The ensuite features vinyl flooring rather than tile, which may have a shorter lifespan and require earlier replacement if exposed to frequent moisture and heavy use.
- Standard bathroom fixtures: The main family bathroom features a traditional bathtub setup with a shower curtain, which some contemporary buyers might prefer to upgrade to a modern walk-in enclosure.
- Potential parking constraints: While off-street parking is provided, single-file or limited driveway space could present logistical challenges for households operating two or more larger vehicles.
- Upkeep of mature garden: The established garden features mature planting and trees, which will require ongoing seasonal pruning, weeding, and garden maintenance to keep the outdoor areas tidy.
- Shared boundary walls: Being a semi-detached property, buyers should verify the acoustic privacy of the party walls to ensure household noise from immediate neighbors remains minimal.
- Maintenance of red brick: The exterior red brick facade may eventually require repointing or specialist cleaning to prevent weather damage and maintain its attractive aesthetic over the coming decades.
- Gas boiler age unknown: The property utilizes gas-fired heating, but buyers should commission a thorough inspection of the boiler's age, service history, and efficiency to avoid unexpected replacement costs.
- Kitchen appliance longevity: Included appliances such as the oven, hob, and fridge freezer are pre-existing, meaning buyers should budget for potential repairs or replacements soon after moving in.
- Attic insulation status: The presence of a loft trapdoor indicates an attic space, but buyers must verify current insulation depths and storage boarding conditions to ensure optimal thermal performance.
- Window glazing efficiency: Prospective purchasers should inspect the double glazing across all window frames, including the bay window, to check for seal failures or drafts that affect heat retention.
- Traffic noise considerations: Positioned near established residential roads and feeder routes, buyers should visit the property at peak commuting hours to assess potential traffic volume and noise levels.
- Flooring wear and tear: The extensive use of laminate wood flooring throughout reception rooms and bedrooms should be inspected for deep scratches, water damage, or lifting at the joints.
- Limited indoor living zones: The lack of a separate second reception room or home office means remote workers may need to work from bedrooms or shared dining spaces.
- Public transport reliance: While bus services are nearby, service frequencies outside of peak commuting times should be checked to ensure reliable car-free mobility for all household members.
- Storage limitation constraints: Beyond the understairs cupboard and bedroom wardrobes, the home lacks a dedicated utility room or large hot press, which might strain household storage capacity.
- Property boundary verification: Buyers should have their legal representative meticulously check the title maps to confirm exact garden boundaries and ensure no encroachments exist with neighbors.
- Future modernization costs: While habitable and well-presented, incoming owners may wish to spend capital on cosmetic updates such as fresh painting, kitchen refitting, or bathroom remodeling.
Price positioning
?
- The asking price appears somewhat elevated relative to comparable broader market transactions, reflecting strong demand for established residential locations with good city access, though it might sit above immediate local norms.
- Upward valuation signals stem from the desirable suburban setting, private enclosed rear garden, off-street parking, and three-bedroom semi-detached layout featuring an ensuite master bedroom.
- Potential factors that could undermine this pricing level include general economic headwinds, interest rate fluctuations, or any necessary cosmetic upgrades required inside the property over time.
- Additional relevance is provided by the energy rating and overall floor area, which align with typical buyer expectations for modern family living within this specific regional market.
Build Analysis
What we know from similar construction types
- The property is a two-storey semi-detached house with an approximate floor area of 86 square metres, featuring an attractive red brick front elevation and off-street parking.
- Accommodation comprises an entrance hallway, living room with a feature bay window and cast iron fireplace, and a kitchen/dining area with sliding patio doors leading to a private, wall-enclosed rear garden.
- The first floor contains three bedrooms, including a master bedroom with an ensuite shower room, alongside a main family bathroom.
- Services include gas-fired central heating, mains water, and mains sewerage.
- A buyer should investigate the condition of the roof space accessed via the landing trapdoor, check the operational status of the gas-fired central heating system and appliances, and verify compliance for any historical alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,200 and €1,600.
- This estimate is based on the property having a BER rating of C and a gas-fired central heating system, assuming average energy usage for a semi-detached home of approximately 86 square metres.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established suburban residential area with no major industrial facilities, heavy manufacturing plants, or active large-scale landfills in immediate proximity.
- Any historical or low-level environmental concerns are typical of suburban settings and should be independently verified if specific site history is required.
Flood Safe
8/10Water overflow reports to follow up
- The general location does not feature prominently in primary national flood-risk mapping zones, though local surface water pooling during extreme weather events should be investigated.
- Buyers are advised to review local authority flood maps and check site-specific drainage conditions to fully confirm flood safety.
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 €3,300 based on 1% of the asking price for a residential property up to €1 million.
- Solicitor legal fees: Estimated between €1,500 and €2,500 excluding outlay and VAT.
- Land registration fees: Around €700 to €800 for registry of deeds and property registration authority fees.
- Property valuation fees: Approximately €150 to €250 if required by a mortgage lender.
- Surveyor fees: Estimated between €400 and €800 depending on the depth of the structural survey.
- Annual home insurance: Approximately €400 to €700 per year depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents in the Beechlawns area frequently highlight the convenience of the nearby bus route and easy access to Kilkenny city centre.
- The neighbourhood is widely regarded as a quiet and established residential location well-suited for families.
- Local discussions often note the strong community feel and the proximity of schools, shops, and recreational amenities.
- Traffic calming and general estate maintenance are occasional topics of interest among local resident associations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a private enclosed rear garden with a lawn and patio area, making it very suitable for young families.
- Teenagers7/10
With three generous bedrooms and proximity to Kilkenny city centre amenities, teenagers have plenty of independent space and good transport links.
- Multi-generational Living5/10
A standard three-bedroom semi-detached layout of 86 square meters offers limited space for true multi-generational separation of living quarters.
- Single Buyers8/10
An approachable asking price and a well-established location near the city centre make this a strong option for single buyers entering the market.
- Couples8/10
Provides comfortable accommodation with a bright living room and home office potential in the extra bedrooms for couples.
- Empty Nesters7/10
Manageable two-storey scale and low-maintenance rear garden appeal to downsizers, though stairs are present.
- Retirees6/10
Convenient access to city amenities and public transport, but requires navigating a standard two-storey layout with bedrooms upstairs.
Work
3 areas- Remote Working7/10
The three bedrooms provide excellent flexibility to convert a spare room into a dedicated home office.
- Hybrid Commuting8/10
Benefiting from a nearby bus service, easy access to Kilkenny Train Station, and the local road network.
- Retired6/10
Good access to local services and transport links suits those who are retired.
Practical
8 areas- Ageing in Place5/10
Single-family semi-detached layout includes stairs between levels, making long-term ageing in place moderately challenging without modification.
- Low Maintenance7/10
A manageable 86m2 footprint and enclosed rear garden mean upkeep is relatively straightforward.
- Secure Gated Entry3/10
An open suburban development style with off-street parking rather than a gated community.
- Minimalist Design6/10
Features standard contemporary suburban room layouts and finishes.
- Flexible Floor Plans7/10
Three bedrooms provide adaptable spaces for family rooms, guest rooms, or home workspaces.
- Heritage Home2/10
A modern two-storey red-brick development home rather than a protected heritage property.
- Ecological Setup5/10
Operates on standard gas-fired central heating with a C BER rating, suggesting room for energy-efficiency upgrades.
- Outdoor areas7/10
Includes private off-street parking to the front and a wall-enclosed rear garden with mature planting and a paved patio.
Interests
9 areas- Gardening6/10
Includes a private wall-enclosed rear garden with mature planting, trees, and a paved patio area.
- Walking7/10
Proximity to the city centre and local residential footpaths supports regular walking routines.
- Gym7/10
Local leisure facilities and gyms within Kilkenny city are easily accessible from this address.
- Cycling7/10
Flat suburban approach roads make cycling into Kilkenny city centre straightforward.
- Golf6/10
Kilkenny Golf Club and related facilities are a short drive away from the development.
- Fishing5/10
Proximity to the River Nore in Kilkenny offers reasonable access to local angling opportunities.
- Horse Riding4/10
Equestrian facilities are available in the wider county but require travel outside the immediate suburban setting.
- Water Sports3/10
Limited local water sports options given the inland location, though river activities exist nearby.
- Entertaining7/10
Features a practical kitchen/dining area with sliding patio doors opening onto a private rear patio and garden.
Lifestyle
5 areas- Quiet Living7/10
Situated in an established suburban development offering a generally peaceful residential environment away from the city core.
- Rural Living2/10
This is an urban-suburban residential setting rather than a rural location.
- Village Living5/10
Located just off the Johnswell Road on the edge of Kilkenny City, blending suburban convenience with a neighbourhood feel.
- Coastal Living1/10
Kilkenny is an inland county with no proximity to the coast.
- Urban Living8/10
Within very easy reach of Kilkenny City centre, its restaurants, cafés, and cultural attractions.
Social
6 areas- Community Involvement7/10
An established residential address with an active local community and residents' network.
- Café Culture8/10
Kilkenny city centre boasts a vibrant café and restaurant scene within easy reach.
- Nightlife7/10
Pubs, entertainment venues, and restaurants in Kilkenny city are close at hand.
- Health/Wellness groups7/10
Proximity to city amenities allows easy access to local pilates & stretching studios and wellness classes.
- Networking Opportunities6/10
Good connectivity to local business networks in Kilkenny city centre.
- Tech-Hub Connectivity5/10
Standard residential broadband applies; buyers should verify specific fiber availability for high-bandwidth tech work.
Listing information
- Agent
- Donohoe Properties
- Phone
- 056 777 0400
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-9D7AC4HouseDelve · 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.