8 Cashel Avenue, Cashel Downs, Kilkenny, KilkennyR95RR8W
€520,000
3 Bed~2 Bath~125 m²~BER D
What you'll like:
- Detached layout advantage: This detached residence offers greater privacy and independence from neighbors compared to semi-detached or terraced alternatives in similar urban neighborhoods.
- Flexible bedroom configuration: The property provides two ground-floor bedrooms that can easily serve as home offices, playrooms, or additional reception rooms according to your changing lifestyle needs.
- Sought after location: Situated within a mature and established estate where properties rarely come to the market, ensuring lasting neighborhood desirability and stable long-term value.
- Walkable city proximity: Located within a brief stroll of Kilkenny Castle and the city centre, placing schools, shops, and restaurants within very convenient daily reach.
- Spacious ground-floor reception: The main living room features a generous footprint complemented by a traditional fireplace and large windows that flood the room with natural light.
- Contemporary kitchen styling: Fitted with attractive grey shaker-style cabinetry, dark work surfaces, and integrated appliances, offering a modern and functional space for everyday culinary activities.
- Seamless garden connection: Sliding patio doors link the kitchen and dining area directly to the rear patio, making outdoor dining and entertaining exceptionally easy during warmer months.
- Upgraded staircase feature: An attractive natural split-level handcrafted timber staircase forms a welcoming focal point in the bright and spacious entrance hallway.
- Dual-level bathroom convenience: Having a fully equipped bathroom on both the ground and first floors eliminates morning queues and enhances daily household functionality significantly.
- Generous upstairs bedrooms: The two first-floor bedrooms offer particularly expansive proportions with characterful sloping ceilings and fantastic potential for integrated storage solutions.
- Private off-street parking: The end-of-row position includes a substantial tarmacadam driveway providing secure and plentiful off-street parking directly in front of the house.
- Gated side access: Secure gated access leads from the front driveway directly through to the rear garden, facilitating easy maintenance and bin transport without entering the house.
- Manageable outdoor space: The enclosed rear garden features a substantial paved patio and a neat lawn, offering an easily maintained private sanctuary for children and pets.
- Detached garage storage: Includes a useful detached outbuilding or store positioned to the rear, providing valuable extra capacity for equipment and domestic items.
- Distinctive architectural character: The property features an appealing frontage with a high-pitched roofline and large windows that lend a unique aesthetic appeal and charm.
- Stable asking price: Recorded listing data shows the asking price has remained stable at €520,000, indicating a firm initial pricing strategy by the vendor.
- End-of-row benefits: Being an end-of-row home provides extra breathing room, added light, and reduced party-wall exposure compared to houses deeper within the main terrace block.
- Established local amenities: The surrounding neighbourhood offers established childcare facilities, primary schools, and shopping centres, making it exceptionally practical for families.
- Solid footprint size: Offering approximately 125 square meters of floor area, the home provides well-proportioned rooms that avoid the cramped feel of smaller modern builds.
- Renovation potential: The layout and condition present an excellent opportunity for a discerning buyer to personalize finishes and further enhance the property to their taste.
But keep in mind:
- Subpar energy rating: The property holds a D energy rating, which means a buyer should investigate potential insulation and heating upgrades to improve thermal efficiency and comfort.
- Heating efficiency concerns: A D-rated home often incurs higher heating bills, so prospective buyers should budget for possible boiler replacements or upgraded radiator systems.
- Potential retrofit costs: Bringing the energy performance up to modern standards may require substantial capital investment in double glazing, wall insulation, or renewable energy sources.
- Storage adaptation needed: While upstairs bedrooms are spacious, their sloping ceilings may require custom-built fitted wardrobes to maximize usable storage without sacrificing floor space.
- Garage condition verification: The buyer should carefully inspect the detached rear outbuilding for dampness, structural soundness, and compliance if planning to use it for anything beyond basic storage.
- Potential boundary checks: As an end-of-row property, purchasers should have their legal representative verify exact boundary lines and any shared access rights with neighbouring plots.
- Upstairs bathroom layout: Buyers should inspect the first-floor bathroom to ensure the direct access arrangement with the main bedroom meets their preferred level of privacy.
- Kitchen wear inspection: Although contemporary in style, buyers should check the condition of integrated appliances and countertops to determine if any immediate updates are necessary.
- Flooring maintenance: The extensive timber flooring on the ground floor should be inspected for signs of wear or moisture damage, particularly near entrance and patio doors.
- Roof and insulation check: The high-pitched roofline characteristic of the exterior should be professionally examined for adequate attic insulation and overall timber roof integrity.
- Traffic and parking review: Being close to the city centre and local amenities, buyers should observe local traffic patterns during peak hours to assess potential congestion.
- Garden privacy screening: The enclosed rear garden is manageable, but buyers might want to evaluate existing fencing or boundary hedging to ensure complete privacy from neighbours.
- Electrical system audit: Given the mature nature of the estate, buyers should commission a thorough electrical survey to verify that wiring and consumer units meet current standards.
- Plumbing system evaluation: Prospective buyers should test water pressure and inspect older pipework throughout the house to prevent unexpected maintenance expenses after moving in.
- Surface water drainage: Inspect the paved patio and driveway areas to ensure adequate run-off and drainage preventing pooling near the foundations during heavy rainfall.
- Window seals and glazing: Check all windows for condensation between panes or degraded seals, as older double glazing may require partial replacements to maintain warmth.
- Ventilation adequacy: The kitchen and bathrooms should be checked for proper mechanical extraction fans to prevent condensation build-up in these moisture-prone zones.
- Title and compliance verification: Buyers must ensure their solicitor confirms that all structural alterations or garage additions match local planning permissions and building regulations.
- Future expansion limits: The plot size and end-of-row position may impose restrictions on major structural extensions, which should be verified prior to making plans.
- Negotiation dynamics: The stable asking price history suggests the vendor may hold firm on the €520,000 figure, limiting immediate room for aggressive discounting.
Price positioning
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- The asking price of €520,000 appears slightly elevated relative to baseline regional trends, reflecting the premium commanded by its highly sought-after mature estate location within walking distance of Kilkenny city centre and local amenities.
- Valuation signals are mixed, as the property offers a substantial 125 square metre floor area, four flexible bedrooms across two levels, and a detached garage, yet is counterbalanced by a moderate D energy rating requiring potential efficiency upgrades.
- Support for this ambitious asking price is heavily anchored by scarce supply within the estate and robust wider urban transaction benchmarks, whereas potential underperformance could stem from energy retrofit costs and buyer pushback.
- Additional market relevance is provided by steady historical price progression on the same street and robust demand for detached homes in central suburban locations, suggesting the listing figure sits near the upper ceiling of current market capacity.
Build Analysis
What we know from similar construction types
- The property is a detached residence featuring an end-of-row location with a distinctive high-pitched roofline, timber flooring, and a natural split-level handcrafted staircase.
- The layout offers high versatility with a two-story configuration, featuring two bedrooms and a bathroom on the ground floor alongside two generously proportioned bedrooms and a second bathroom on the first floor.
- A useful detached garage/store is positioned to the rear of the property, offering potential for further development or domestic use subject to any necessary permissions.
- A buyer should investigate the exact age and construction type of the property, the condition of the windows and doors, and the performance of the heating system given the current D BER rating.
- Buyers should verify compliance of any historical alterations, including boundary definitions for the end-of-row plot and the structure of the detached outbuilding.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €35,000 to €55,000.
- Reasoning: The property has a BER rating of D, indicating that the thermal envelope, heating controls, and insulation levels require significant upgrades to achieve an A or B rating. Costs would typically cover external wall insulation or upgrading internal insulation, attic insulation top-ups, window and door replacements where necessary, upgrading the heating system to a modern heat pump or condensing boiler, and installing mechanical ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 to 2,800 euro.
- Explanation: Given the 125 square metre floor area and a D energy rating, the property has a relatively high energy demand. Heating efficiency is likely lower than modern A or B-rated homes, leading to increased fuel consumption during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a mature, predominantly residential urban area within Kilkenny, showing no apparent proximity to major industrial pollution sources, heavy manufacturing, or large active landfills.
- Any historical or legacy industrial concerns in the wider city are distant, and typical urban environmental baselines should be verified by the buyer through local environmental searches if desired.
Flood Safe
8/10Water overflow reports to follow up
- Broad-scale geographical indicators suggest the immediate residential estate of Cashel Downs sits at a reasonable elevation away from major recognized river flood plains in Kilkenny.
- While general flood risk appears low, buyers are advised to review local OPW flood mapping and make specific inquiries regarding surface water or localized drainage prior to purchase.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 CASHEL AVE, CASHEL DOWNS, KILKENNY
- Sale date
- Declared sale price
- €528,000.00
12 CASHEL AVE, WATERFORD RD, KILKENNY
- Sale date
- Declared sale price
- €410,000.00
10 CASHEL AVE, CASHEL DOWNS, KILKENNY
- Sale date
- Declared sale price
- €340,000.00
Recent sales in the wider Cashel Downs area
2 THE CRESCENT, CASHEL DOWNS, KILKENNY
- Sale date
- Declared sale price
- €480,000.00
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
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: €5,200 — 1% of €520,000.
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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 3,000 euro plus outlay and VAT for a property purchase at this price point.
- Land registration fees: approximately 400 to 800 euro depending on property deeds and registration type.
- Property valuation fees: approximately 150 to 250 euro required by mortgage lenders.
- Surveyor fees: approximately 400 to 800 euro for a standard structural survey on a 125 square metre property.
- Annual home insurance: approximately 400 to 700 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Residents in the Cashel Downs area frequently highlight the excellent convenience of living in 'The Village', noting that walking distance to Kilkenny Castle and city center amenities is a major lifestyle benefit.
- Local discussions often mention that properties in this mature estate come to the market very rarely, making any available listing a point of high local interest.
- Community feedback points out that the location offers a quiet and established neighbourhood feel while remaining close to local primary schools, secondary schools, and shopping facilities.
- Commentary regarding traffic on the Waterford Road highlights peak-time congestion, though residents generally appreciate the well-connected position relative to the rest of Kilkenny.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features an enclosed, manageable rear garden with a large paved patio, making it safe and suitable for young children. Additionally, its location in a mature estate close to local childcare facilities and primary schools adds convenience.
- Teenagers8/10
With four bedrooms split across two levels and flexible ground-floor rooms that can serve as studies or playrooms, teenagers will appreciate the space and independence. The proximity to secondary schools in Kilkenny City is also a major plus.
- Multi-generational Living7/10
The layout includes two ground-floor bedrooms and a ground-floor bathroom alongside upstairs accommodation, offering good potential for multi-generational living by reducing the need to use stairs, though buyers should verify the exact suitability for long-term accessibility.
- Single Buyers7/10
The detached nature and private parking provide security and independence, though the asking price of €520,000 may require strong financial positioning for a single buyer in this market.
- Couples8/10
Offers generous living space, a contemporary fitted kitchen, and a private rear garden ideal for couples looking to settle in a sought-after mature estate within reach of the city centre.
- Empty Nesters7/10
The presence of two ground-floor bedrooms allows for single-level living if desired, and the manageable garden size reduces maintenance burdens, though some general upkeep of the 125 m² property may be required.
- Retirees7/10
Ground-floor bedroom facilities and a convenient location near city amenities support retirement living, but buyers should investigate whether any modifications are needed for long-term age-friendly living.
Work
3 areas- Remote Working8/10
The flexible ground-floor bedrooms can easily double as dedicated home offices or studies, supporting a comfortable remote working environment.
- Hybrid Commuting7/10
The property's location offers good regional accessibility, though commuters should verify local transport links depending on their specific destination.
- Retired7/10
Well-suited for retirees looking for manageable upkeep, proximity to city services, and ground-floor accommodation flexibility.
Practical
8 areas- Ageing in Place7/10
The inclusion of ground-floor bedrooms and a ground-floor bathroom facilitates single-level living, though prospective buyers should inspect doorways and layout for long-term suitability.
- Low Maintenance7/10
The property features an easily maintained finish and a manageable garden, though its BER rating of D suggests potential energy efficiency upgrades might be considered over time.
- Secure Gated Entry6/10
Includes private off-street parking and gated access to the rear, though the estate itself is open rather than gated.
- Minimalist Design5/10
The home features traditional elements such as a split-level natural teak staircase and a classic fireplace rather than a stark minimalist layout.
- Flexible Floor Plans9/10
A highly versatile layout with four bedrooms split evenly across the ground and first floors, allowing rooms to easily function as offices, playrooms, or reception spaces.
- Heritage Home4/10
Located in a sought-after mature estate rather than a period or protected heritage building.
- Ecological Setup4/10
The current BER rating of D indicates there is room to improve the home's energy efficiency and ecological footprint.
- Outdoor areas8/10
Features an enclosed private rear garden with a large paved patio area, adjoining lawn, and a useful detached garage/store.
Interests
9 areas- Gardening6/10
The property includes an enclosed rear garden with a lawn and paved patio area, offering a manageable space for keen gardeners to personalise.
- Walking9/10
The central location allows for easy walking access to Kilkenny Castle, city centre amenities, local schools, and recreational spots.
- Gym7/10
Proximity to Kilkenny City ensures convenient access to local fitness centres, gyms, and wellness facilities.
- Cycling7/10
The suburban setting provides manageable routes for cycling into the city centre and surrounding residential areas.
- Golf7/10
Kilkenny offers established golf club facilities within a reasonable driving distance from the property's central location.
- Fishing6/10
The region features local river access suitable for fishing enthusiasts, though buyers should verify specific nearby angling spots.
- Horse Riding5/10
While equestrian facilities exist in the wider County Kilkenny area, they will typically require a short drive from this urban-edge location.
- Water Sports3/10
Inland Kilkenny has limited local water sports opportunities compared to coastal or lakeside regions.
- Entertaining8/10
Featuring a spacious main living room, a functional kitchen/dining area with sliding patio doors, and a large paved patio for BBQs, the home is well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a sought-after mature estate known as Cashel Downs, the property offers a peaceful residential environment while remaining close to urban conveniences.
- Rural Living4/10
This is a suburban residential setting within reach of Kilkenny City centre rather than a rural location, offering community convenience over countryside isolation.
- Village Living9/10
The estate sits in the heart of The Village off the Waterford Road, placing local amenities, cafés, and neighbourhood conveniences within a very short stroll.
- Coastal Living1/10
Kilkenny is an inland location with no proximity to coastal areas or beaches.
- Urban Living8/10
Provides excellent access to Kilkenny City centre, Kilkenny Castle, shopping centres, restaurants, and schools, all reachable within a few minutes.
Social
6 areas- Community Involvement8/10
Located in a mature, established residential estate with an active local community feel in The Village area.
- Café Culture8/10
A short stroll brings residents into Kilkenny City centre, which boasts a vibrant café and restaurant culture.
- Nightlife7/10
Proximity to the city centre places local pubs, entertainment venues, and social spots within easy reach.
- Health/Wellness groups8/10
Easy access to city-based health clubs, wellness groups, and medical services.
- Networking Opportunities7/10
Urban connectivity and proximity to local business hubs support professional and social networking.
- Tech-Hub Connectivity6/10
While remote work is supported by the floor plan, buyers should investigate local broadband speeds and fiber availability independently.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-3AC2FBHouseDelve · 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.