8 Breagagh Place, Kells Road, Kilkenny, KilkennyR95C2F8
€380,000
4 Bed~3 Bath~108 m²~BER B
What you'll like:
- Exclusive tiny enclave: Comprising only nine houses in total, this residential development offers an exceptionally peaceful and private setting that is increasingly difficult to find near the city centre.
- Green area outlook: The front of the property enjoys a pleasant, leafy outlook across a well-maintained communal green space, enhancing the overall aesthetic and family appeal.
- Impressive energy rating: Achieving a high B energy rating helps guarantee lower monthly utility bills and superior thermal comfort compared to older, less efficient housing stock.
- Spacious reception room: The main living room measures over five metres in length, featuring an attractive gas fire and wooden flooring for comfortable everyday relaxation.
- Flexible ground floor layout: Double doors connect the main living room directly to the kitchen and dining area, facilitating a wonderful open-plan feel for entertaining guests.
- Generous kitchen dimensions: Measuring nearly six by four metres, the kitchen and dining space easily accommodates family meals and provides plenty of modern workspace.
- Four well-sized bedrooms: Unusually for a property of 108 square metres, the layout provides four distinct bedrooms, all benefiting from built-in wardrobe storage solutions.
- Master en-suite facility: The primary bedroom configuration includes a private en-suite bathroom, reducing morning congestion for busy household members and guests.
- Convenient dual access: The upstairs shower room can be accessed from both the landing and one of the bedrooms, maximizing functional utility for residents.
- Built-in storage throughout: Every single bedroom comes equipped with built-in wardrobes, minimizing the need for bulky freestanding furniture and keeping rooms tidy.
- Private walled patio: The rear outdoor space is fully walled and paved for low-maintenance upkeep, offering a sheltered spot for outdoor dining during warmer months.
- Established perimeter greenery: Raised flower beds and climbing ivy decorate the rear patio boundaries, creating a mature, relaxing atmosphere right outside the sliding doors.
- Useful garden shed: A sturdy timber storage shed sits within the rear patio area, providing secure housing for bicycles, tools, and outdoor recreational gear.
- Dedicated front parking: The property benefits from a private front driveway, complemented by additional parking bays conveniently located adjacent to the home.
- Short city distance: Situated approximately 1.1 kilometres from Kilkenny city centre, residents can easily walk or cycle to local shops, restaurants, and historical attractions.
- Ring road proximity: The city ring road lies just 650 metres away, ensuring exceptionally straightforward commutes towards regional routes and the M9 motorway.
- Excellent school options: Numerous respected primary and secondary educational institutions are located within a short drive, making the area highly convenient for growing families.
- Robust local employment: Major regional employers and commercial hubs, including technology and dairy operations, sit within easy reach of this residential address.
- Comprehensive leisure access: Nearby amenities include modern swimming complexes, tennis clubs, and hotel leisure facilities, catering to active lifestyles and weekend relaxation.
- Stable asking price: The asking price of 380,000 euros has remained completely unchanged across recorded tracking history, suggesting a firm vendor stance without sudden inflationary bumps.
But keep in mind:
- Untested mechanical services: Sales particulars explicitly state that appliances, heating systems, and plumbing have not been tested, so buyers must budget for potential repairs.
- Compact floor area: Spanning approximately 108 square metres across four bedrooms, individual rooms may feel slightly constrained compared to modern three-bedroom alternatives.
- Electric shower reliance: The primary en-suite and upstairs facilities utilize electric shower units, which may offer lower water pressure performance than integrated pumped systems.
- Shared parking congestion: While additional parking exists nearby, the small nine-house layout might occasionally experience visitor parking pressures during busy evening hours.
- Maintenance of green spaces: Buyers should investigate who holds legal responsibility for maintaining the communal green area and whether annual management fees apply.
- Boundary fence clarification: The exact legal boundaries enclosing the rear patio and side pedestrian access should be carefully verified against the title deeds by a solicitor.
- Upstairs shower room configuration: The shared access setup for the upper shower room requires careful checking regarding privacy locks and plumbing efficiency.
- Attic insulation standards: Although the home boasts a B rating, buyers should commission a thorough survey to verify the current depth and condition of attic insulation.
- Window seal longevity: uPVC double-glazed windows installed historically should be inspected for condensation buildup between panes, which would indicate failing thermal seals.
- Boiler age and efficiency: Gas-fired central heating is present, but buyers must verify the exact age and service history of the boiler to avoid imminent replacement costs.
- Traffic noise potential: Proximity to the ring road and Kells Road could introduce rush-hour traffic noise, which buyers should assess during peak commuting hours.
- Property type omission: Official listing data omits standard structural classifications, requiring legal and surveying confirmation on exact title tenure and freehold covenants.
- Disclaimer clauses heavy: Agency disclaimers explicitly warn that all measurements and descriptions are for illustration only, placing full verification responsibility firmly on the purchaser.
- Limited expansion potential: Due to the walled patio layout and compact site footprint, major structural ground-floor extensions might prove difficult or cost-prohibitive.
- Storage shed condition: The timber garden shed should be checked for dampness and structural rot, as external storage structures often require near-term remedial work.
- Energy rating verification: Buyers should independently confirm that the recorded B rating remains fully valid and reflects any minor alterations made since certification.
- Drainage and sewer mapping: Mains sewerage connections should be professionally surveyed to ensure private lateral drains are clear of tree root incursions from ivy.
- Local planning developments: Due diligence should include checking local authority planning registers for any upcoming high-density residential developments nearby along the Kells Road corridor.
- Negotiation margin uncertainty: The flat asking-price trajectory provides few clues regarding vendor flexibility, meaning buyers must test market appetite carefully through their agent.
- Solicitor title caveats: Given the exclusionary terms in the sales memorandum, buyers must ensure their legal representative scrutinizes easements, rights of way, and service charges.
Price positioning
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- The asking price appears broadly in line with verified local property market values, balancing its convenient city-proximate location against standard residential sizing and features.
- Valuation signals are supported by recent comparable transactions within the same residential enclave, indicating consistent pricing expectations for properties of this specific scale and age profile.
- Strong energy efficiency credentials and a desirable small development layout underpin the current pricing, though broader economic headwinds or financing costs could potentially limit aggressive bidding upside.
- Overall, the unchanged pricing strategy reflects realistic vendor expectations in an active regional market where well-maintained family homes with strong BER ratings remain consistently sought after by buyers.
Build Analysis
What we know from similar construction types
- The property is a semi-detached two-storey house built in 1998, extending to approximately 108 sq. m., located in a small enclave of nine houses.
- It features a B energy rating, gas-fired central heating, and uPVC double-glazed windows, which indicate a reasonably good standard of thermal efficiency for its build era.
- A buyer should investigate the condition of the roof, plumbing, and electrical systems, as appliances and building elements dating back to the late 1990s may require updating or servicing.
- Check boundary lines, management company structures, or any maintenance agreements associated with the small nine-house residential enclave.
- Verify whether any structural alterations or internal modifications made over time comply with local planning and building regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,000 to 1,400 euro.
- The property benefits from a B energy rating and gas-fired central heating, which helps moderate energy consumption, though actual costs will vary based on personal usage and energy supplier tariffs.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established residential enclave on the south side of Kilkenny, appearing well removed from major heavy industrial zones, active heavy manufacturing, or large-scale waste-to-energy incinerators.
- Any historical or legacy industrial uses in the wider city environs are distant enough that direct localized contamination risks are low, though standard environmental due diligence is always recommended.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential enclave off the Kells Road in Kilkenny, benefiting from a generally elevated setting relative to the nearby River Nore floodplains.
- Available mapping does not indicate immediate proximity to designated flood risk zones, suggesting a relatively low exposure to standard riverine or coastal hazards.
- Standard precautions against localized surface water accumulation during intense rainfall events remain sensible, as paved driveways and patios can occasionally pool water.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 BREAGAGH PLACE, KELLS RD, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
6 BREAGAGH PLACE, KELLS RD, KILKENNY
- Sale date
- Declared sale price
- €358,000.00
Recent sales in the wider Kilkenny 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: €3,800 — 1% of €380,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 700 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Locals and residents on forums frequently highlight the Kells Road area in Kilkenny as a peaceful, established, and family-friendly residential location.
- Discussions often mention the strong convenience of living within walking or a short drive distance to Kilkenny city centre while enjoying a quieter suburban feel.
- Proximity to the ring road is frequently noted as a major positive for commuters needing straightforward access to regional routes and the M9 motorway.
- Residents value the proximity to everyday amenities such as the Loughboy Shopping Centre, local schools, and sports facilities like The Watershed.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With four bedrooms, a secure walled rear patio, and proximity to local primary schools such as St. Patrick's De La Salle and Kilkenny School Project, this property is exceptionally well-suited for families with young children.
- Teenagers8/10
Four well-proportioned bedrooms with built-in wardrobes and proximity to secondary schools like St. Kieran's College and Presentation Secondary School make this a great option for teenagers.
- Multi-generational Living6/10
The 108 square metre layout offers four bedrooms, though the semi-detached layout over two floors may offer limited privacy for larger extended families.
- Single Buyers7/10
Offers a manageable footprint with modern energy efficiency, though single buyers seeking lower maintenance or a smaller apartment footprint might find four bedrooms more than necessary.
- Couples8/10
Provides ample space for couples planning for the future, working from home, or hosting guests, situated in a quiet residential enclave close to city conveniences.
- Empty Nesters7/10
The low-maintenance walled patio and manageable four-bedroom setup suit empty nesters looking to downsize while retaining guest bedrooms, though stairs are present.
- Retirees6/10
While the home is in a quiet setting close to local amenities, buyers should verify if the two-storey layout and bedroom arrangements meet long-term accessibility needs for aging in place.
Work
3 areas- Remote Working8/10
Four bedrooms provide excellent flexibility to set up one or more dedicated home offices, supported by broadband connectivity.
- Hybrid Commuting8/10
Located just 650 metres from the city ring road, providing straightforward access to the M9 and regional commuting routes.
- Retired7/10
The quiet development and proximity to local medical and shopping facilities suit retirees, though multi-floor living should be considered.
Practical
8 areas- Ageing in Place6/10
While the development is quiet and manageable, buyers should verify if the two-storey layout and bathroom configurations accommodate long-term mobility needs.
- Low Maintenance8/10
Features a walled rear patio with paving and raised beds requiring minimal garden upkeep, alongside a strong B energy rating.
- Secure Gated Entry3/10
The property is located in an open residential enclave without a secure gated entry system.
- Minimalist Design6/10
Traditional semi-detached layout featuring separate reception rooms and standard bedroom sizes rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Four bedrooms provide versatile options for guest rooms, studies, or family living, with double doors linking the living and dining spaces.
- Heritage Home2/10
Built in 1998, this is a modern property rather than a period or heritage home.
- Ecological Setup8/10
Benefiting from a B energy rating and gas-fired central heating, offering good thermal efficiency for its build era.
- Outdoor areas7/10
Includes a front driveway, side pedestrian access, and a private, sheltered walled rear patio with a timber garden shed.
Interests
9 areas- Gardening6/10
Features a private walled rear patio with raised flower beds and perimeter planting, providing a pleasant, manageable space for container gardening and potted plants.
- Walking8/10
The short 1.1 km distance to Kilkenny city centre makes walking for leisure or errands highly accessible.
- Gym8/10
Close proximity to The Watershed sports complex and Hotel Kilkenny leisure facilities provides excellent gym and swimming access.
- Cycling8/10
The flat topography towards the city centre makes cycling a practical and quick commuting option.
- Golf7/10
Kilkenny's established golfing amenities are within a short drive from the property location.
- Fishing6/10
Proximity to regional waterways and the River Nore provides good opportunities for local fishing enthusiasts.
- Horse Riding5/10
Equestrian facilities can be found in the wider Kilkenny countryside, though not directly adjacent to the property.
- Water Sports4/10
Inland location means water sports options are limited primarily to local leisure centre pools or river activities.
- Entertaining8/10
Double doors connect the spacious living room to the kitchen/dining room, which opens directly via sliding doors to a private walled patio ideal for hosting.
Lifestyle
5 areas- Quiet Living9/10
Located in an exclusive residential development comprising just nine houses with a pleasant outlook across a communal green, offering a remarkably peaceful setting.
- Rural Living4/10
This is an established residential enclave close to the city centre rather than a rural property, though it maintains a quiet, leafy suburban feel.
- Village Living7/10
The small nine-house enclave provides a tight-knit community feel while being located on the edge of Kilkenny city.
- Coastal Living1/10
Kilkenny is an inland city with no proximity to the coast.
- Urban Living8/10
Kilkenny city centre is approximately 1.1 kilometres away, offering straightforward access to shops, schools, and city amenities.
Social
6 areas- Community Involvement8/10
A small enclave of only nine houses fosters a close community atmosphere within the broader neighbourhood.
- Café Culture8/10
The vibrant café culture of Kilkenny city centre is just a short distance away.
- Nightlife7/10
Easy access to Kilkenny's pubs, restaurants, and entertainment venues located roughly a kilometre away.
- Health/Wellness groups8/10
Proximity to local wellness groups, Hotel Kilkenny facilities, and The Watershed supports active health routines.
- Networking Opportunities7/10
Good connectivity to local tech hubs and major employers makes networking straightforward for working professionals.
- Tech-Hub Connectivity7/10
Proximity to regional employment centers and reliable local broadband infrastructure support tech-focused professionals.
Listing information
- Agent
- Ann O'Neill Auctioneers
- Phone
- 056 7763963
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-F1FD25HouseDelve · 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.