78 Talbots Gate, Freshford Road, KilkennyR95D265
€285,000
2 Bed~2 Bath~72 m²~BER B
What you'll like:
- Desirable City Location: Situated along the Freshford Road within walking distance of Kilkenny City Centre, providing exceptional convenience to shops, cafes, and restaurants for daily lifestyle needs.
- Strong Energy Efficiency: Boasts a favorable B energy rating, which indicates efficient thermal performance and potentially qualifies the buyer for advantageous green mortgage interest rates.
- Spacious Double Bedrooms: Features two well-proportioned double bedrooms complete with built-in wardrobes, offering ample storage space and comfortable accommodation for residents or guests.
- Private En-Suite Facility: The principal bedroom includes a private fully tiled en-suite shower room, enhancing personal convenience and privacy for the primary occupant of the home.
- Open Plan Living: The expansive kitchen, dining, and living area measures over six meters in length, creating a bright and sociable layout well-suited for modern entertaining.
- Outdoor Connection: Equipped with French doors in the living area that open directly onto a central courtyard, extending the living space outdoors during warmer weather.
- Green Space Views: The principal bedroom features French doors overlooking a quiet green area to the rear, adding a pleasant natural outlook to the private quarters.
- Hospital Proximity: Located directly opposite St. Luke's County Hospital, making this property an exceptionally convenient residence for healthcare workers or medical professionals seeking a short commute.
- Educational Access: Within walking distance of several esteemed local schools including Loreto and CBS Secondary Schools, as well as St. Canice's Co-Ed Primary School.
- Linear Park Proximity: Kilkenny's scenic Linear Park is situated right on the doorstep, offering residents immediate access to tranquil walking and cycling trails alongside the river.
- Commuter Connectivity: The M9 motorway is just a five-minute drive away, ensuring fast and straightforward road connectivity to both Dublin and Waterford for commuters.
- Train Station Access: MacDonagh Junction Train Station is nearby on the Dublin-Waterford line, offering regular daily rail services that support convenient long-distance travel without driving.
- Established Development: Built in 2005 within a sought-after residential development, providing an established community feel close to the heart of the city.
- Integrated Kitchen Appliances: The kitchen comes equipped with useful integrated appliances including a Whirlpool oven, Powerpoint dishwasher, and a freestanding Indesit fridge, reducing initial setup costs.
- Gas Fired Heating: Features a gas-fired central heating system which provides reliable and responsive warmth throughout the apartment during the colder winter months.
- Storage Convenience: Includes a fully shelved hot press inside the apartment, offering practical utility space for linen storage and household organization.
- Turnkey Presentation: The interior is neatly finished with timber effect laminate flooring and tiled surfaces, presenting a clean and ready-to-move-in condition for the incoming buyer.
- Stable Pricing Strategy: The recorded asking price has remained stable at €285,000 since tracking began, suggesting a firm vendor pricing strategy with no immediate downward desperation.
- Vibrant Local Culture: The property places residents within easy reach of Kilkenny's famous annual festivals, including the Arts Festival, Rhythm and Roots, and The Cat Laughs Comedy festival.
- Compact City Benefits: Kilkenny offers all the amenities of a vibrant compact city including a multiplex cinema and major shopping centres, ensuring an active urban lifestyle.
But keep in mind:
- Parking Limitations: Parking is provided on a first-come, first-served basis, which may occasionally cause inconvenience or scarcity for residents returning late in the evening.
- Upper Floor Access: Positioned as a second-floor apartment accessible via a shared entrance and stairway, which could present daily physical challenges regarding heavy luggage or mobility.
- Management Fees Uncertainty: Buyers should investigate the annual management company service charges and sinking fund contributions, as apartment living incurs ongoing maintenance costs for shared areas.
- Courtyard Noise Exposure: The living area features French doors opening onto the central courtyard, which might introduce occasional foot traffic noise or echo from neighbouring residents.
- Compact Bathrooms: The main bathroom measures approximately 1.89m by 1.76m and the en-suite is similarly compact, offering functional but restricted floor space for daily routines.
- Shared Stairwell Maintenance: Since access relies on a shared stairway and entrance, buyers should verify the current condition, cleanliness, and maintenance schedule managed by the owners' corporation.
- No Private Garden: The property lacks a private enclosed garden space, relying entirely on the communal courtyard and nearby public parks for outdoor recreation.
- Leasehold Title Verification: Buyers must have their legal representative thoroughly examine the lease terms, ground rent obligations, and remaining lease duration associated with this apartment.
- Lack of Elevator Mention: The listing notes a shared stairway access to the second floor without mentioning an elevator, which is a crucial detail to verify regarding accessibility.
- Sound Insulation Check: As a second-floor apartment within a larger development, buyers should consider inquiring about acoustic insulation between adjacent units to minimize potential noise transfer.
- Waste Management Logistics: Prospective purchasers should check the arrangements for communal bin storage and collection schedules to ensure convenient waste disposal for apartment residents.
- Bicycle Storage Inquiry: The listing does not specify dedicated secure bike storage, so cyclists should verify where bicycles can be safely stored within the development.
- Hospital Proximity Traffic: Being located directly opposite St. Luke's County Hospital may result in increased traffic levels or ambulance sirens during peak operating hours.
- Appliance Age Unknown: The integrated kitchen appliances are included in the sale, but buyers should independently verify their working condition and remaining lifespan during the survey.
- Ventilation Review: Buyers should check the ventilation systems in the fully tiled bathrooms and kitchen to ensure adequate moisture control and prevent potential condensation issues.
- Fire Safety Compliance: Purchasers should request documentation proving that the shared building meets all current fire safety regulations and apartment building standards.
- Sinking Fund Adequacy: Due diligence should include reviewing the apartment complex's financial accounts to confirm the sinking fund is adequately funded for future capital expenditures.
- Pet Ownership Restrictions: Buyers with pets should carefully review the development rules and management company covenants regarding animal ownership within second-floor apartments.
- Rental Cap Regulations: Investors should verify whether any local rental restriction policies or maximum rental caps apply to units within this specific residential development.
- Limited Expansion Potential: Being a 72-square-meter apartment, the physical footprint is fixed, offering very limited opportunities for structural expansion or significant layout alterations.
Price positioning
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- The asking price of 285,000 euros for a 72 square meter apartment appears broadly balanced when evaluated against local transactional evidence for similar multi-bed units within the same residential development.
- Valuation signals are supported by recent regional sales data, showing consistent demand for well-located urban apartments featuring favorable energy efficiency ratings and practical bedroom configurations.
- Factors that could support or push the valuation higher include strong commuter connectivity and proximity to essential city amenities, while potential drawbacks involve shared parking constraints and overall market volatility.
- The stable asking price history indicates a confident initial pricing strategy by the vendor, suggesting limited immediate pressure for significant reductions unless broader economic shifts alter buyer momentum.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment built in 2005 within a residential development on the Freshford Road.
- It features a B3 energy rating, which indicates good thermal efficiency and may qualify buyers for green mortgage rates.
- A buyer should investigate management company fees, service charges, sinking fund provisions, and block insurance arrangements.
- It is advisable to check the status of fire safety compliance, sound insulation between floors, and general maintenance of the shared entrance, stairways, and central courtyard.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 euro to 1,100 euro.
- Explanation: This is based on the 72 square metre floor area and a B energy rating, which indicates good thermal efficiency for the gas-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
57 TALBOTS GATE, FRESHFORD RD, KILKENNY
- Sale date
- Declared sale price
- €312,290.60
45 TALBOTS GATE, FRESHFORD RD, KILKENNY
- Sale date
- Declared sale price
- €184,000.00
64 TALBOTS GATE, FRESHFORD RD, KILKENNY
- Sale date
- Declared sale price
- €555,000.00
46 TALBOTS GATE, FRESHFORD RD, KILKENNY
- Sale date
- Declared sale price
- €170,000.00
59 TALBOTS GATE, FRESHFORD RD, KILKENNY
- Sale date
- Declared sale price
- €305,000.00
Recent sales in the wider local area
4 CIRCULAR RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
14 COLLEGE RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €600,000.00
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
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
- Estimated stamp duty: €2,850 — 1% of €285,000.
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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 euro to 3,000 euro plus VAT.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 350 euro to 600 euro.
- Annual home insurance: approximately 300 euro to 600 euro.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the convenience of living along the Freshford Road due to its proximity to St. Luke's General Hospital and local schools.
- Community discussions often mention the vibrant atmosphere of Kilkenny city centre, noting that amenities, cafes, and restaurants are easily accessible on foot.
- Transport connectivity is a common topic in regional threads, with local commuters praising the quick access to the M9 motorway and regular train services from MacDonagh Junction.
- Discussions regarding residential developments in this area generally focus on high demand for well-maintained apartment complexes close to local parks and walking trails like the Linear Park.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features two double bedrooms and is close to local primary schools and parks, but as a second-floor apartment, getting a buggy up and down may present daily challenges.
- Teenagers7/10
Located within walking distance to secondary schools and city amenities, offering teenagers good independence, though space is limited to a 72 square metre footprint.
- Multi-generational Living3/10
With a floor area of 72 square metres and only two bedrooms and two bathrooms, this apartment lacks the space and privacy required for multi-generational living.
- Single Buyers9/10
An ideal setup for a single buyer looking for a modern, energy-efficient two-bedroom apartment within walking distance of the city centre.
- Couples9/10
Perfect for couples seeking a low-maintenance home close to restaurants, cafés, and entertainment options in Kilkenny.
- Empty Nesters8/10
Great for downsizers wanting a manageable second-floor apartment with gas-fired central heating and a B energy rating, though accessibility via stairs should be considered.
- Retirees6/10
Proximity to St. Luke's Hospital and city amenities is a major plus, but the second-floor location accessed via a shared stairway may limit suitability for long-term ageing in place.
Work
3 areas- Remote Working8/10
The second bedroom offers a practical home office space, and the property includes phone and TV points to support remote setups.
- Hybrid Commuting9/10
The M9 motorway is a five-minute drive away for Dublin or Waterford access, and MacDonagh Junction Train Station offers regular daily rail services.
- Retired7/10
Low maintenance living with medical facilities nearby makes it attractive for retirees, provided stairs management is acceptable.
Practical
8 areas- Ageing in Place4/10
Being a second-floor apartment accessed via a shared stairway without elevator mention makes long-term ageing in place challenging.
- Low Maintenance9/10
Apartment living eliminates external maintenance tasks, and the B3 energy rating ensures efficient running costs.
- Secure Gated Entry5/10
Parking is on a first-come, first-served basis; buyers should verify if there are secure gated entry features for the development.
- Minimalist Design8/10
Open-plan layout and clean modern finishes lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout with defined room functions rather than highly flexible modular spaces.
- Heritage Home2/10
Built in 2005, this is a modern construction rather than a period or heritage property.
- Ecological Setup8/10
Boasts a B3 energy rating with an energy performance indicator of 142.38 kWh/m²/yr, making it eligible for green mortgage incentives.
- Outdoor areas5/10
Features french doors opening onto a central courtyard and a principal bedroom overlooking a green area, though private outdoor garden space is absent.
Interests
9 areas- Gardening2/10
As a second-floor apartment with shared grounds and a central courtyard accessed via french doors from the living area, private gardening space is practically non-existent.
- Walking9/10
Kilkenny's Linear Park is right on the doorstep, and the city centre is just a short stroll away, offering fantastic walking opportunities.
- Gym7/10
The central urban location provides good access to local fitness facilities and wellness groups within the city.
- Cycling7/10
Flat terrain into the city centre makes cycling a viable commuting and leisure option, though secure bicycle storage within the development should be verified.
- Golf6/10
Kilkenny offers local golfing facilities a short drive away, catering well to enthusiasts of the sport.
- Fishing5/10
Proximity to the River Nore provides local opportunities for fishing enthusiasts within the broader Kilkenny area.
- Horse Riding4/10
While equestrian centers are found in the wider county, they will require travel outside the immediate city centre.
- Water Sports3/10
Inland Kilkenny has limited local water sports infrastructure compared to coastal or lakeside locations.
- Entertaining7/10
The open-plan kitchen, dining, and living room measuring over 6 meters long provides a great communal space for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
While situated in a sought-after residential development, its urban location near a hospital and city centre means normal urban and traffic sounds are to be expected.
- Rural Living2/10
This is a distinctly urban apartment development within walking distance of Kilkenny city centre rather than a rural setting.
- Village Living5/10
It offers a community-focused feel close to local amenities, sitting on the edge of the city rather than a traditional village.
- Coastal Living1/10
Kilkenny is an inland city with no proximity to the coast.
- Urban Living9/10
Superbly positioned within walking distance of Kilkenny City Centre, shopping centres, multiplex cinemas, and vibrant festivals.
Social
6 areas- Community Involvement7/10
Active local community life in Kilkenny with numerous festivals, arts events, and neighborhood groups.
- Café Culture9/10
An excellent choice of local cafés, bars, and restaurants are available within a short walk in the city centre.
- Nightlife8/10
Vibrant city nightlife including traditional music pubs, restaurants, and entertainment venues close at hand.
- Health/Wellness groups8/10
Proximity to St. Luke's Hospital and various local fitness, pilates, and stretching groups supports a wellness-oriented lifestyle.
- Networking Opportunities7/10
Good connectivity to local business networks and tech hubs via nearby transport links.
- Tech-Hub Connectivity7/10
Strong transport links to Dublin and regional hubs make it feasible for tech professionals requiring hybrid access.
Listing information
- Agent
- Sherry FitzGerald McCreery
- Phone
- 056 772 1904
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-959ADEHouseDelve · 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.