8 Corcoran Terrace, Kells Rd, Kilkenny, KilkennyR95KD0H
€350,000
4 Bed~2 Bath~101 m²~BER E1
What you'll like:
- Exceptional city centre location: Situated just a few minutes’ walk from The Parade and Kilkenny Castle, this address offers unmatched convenience for daily commuting and enjoying urban amenities.
- Versatile four-bedroom layout: Providing four bedrooms and two bathrooms across two storeys, the accommodation easily adapts to growing families or buyers seeking flexible home office spaces.
- Convenient ground floor bedroom: Featuring a dedicated ground floor bedroom complete with an ensuite bathroom, this setup provides excellent accessibility options for multi-generational living arrangements.
- Generous sitting room: The spacious front reception room includes an attractive marble fireplace and decorative cornicing, creating a comfortable and inviting primary living space for occupants.
- Well-proportioned rear kitchen: Fitted with solid cabinetry and essential appliances, the kitchen-dining area overlooks the courtyard and provides a practical functional hub for everyday family life.
- Walled front garden: The enclosed front garden enhances privacy from the roadside and adds desirable kerb appeal to the property upon immediate arrival.
- Practical side access: Gated side access provides convenient independent entry to the rear courtyard, facilitating bins, bicycles, and maintenance tasks without entering the house.
- Enclosed rear courtyard: The low-maintenance rear courtyard offers a private outdoor sanctuary that requires minimal upkeep compared to a traditional large lawn area.
- Scope for modernisation: While well-maintained over the years, the interior presents a brilliant canvas for new owners to implement contemporary interior design and upgrades.
- Established residential neighbourhood: Located within an established and highly sought-after terrace on the Kells Road, the property benefits from a proven and desirable residential community profile.
- Solid construction era: Traditional two-storey semi-detached construction provides robust load-bearing structures that typically lend themselves well to future remodeling and extension projects.
- Natural light on landing: A dedicated window positioned at the top of the stairs floods the central landing area with bright natural daylight, improving overall interior ambience.
- Built-in storage solutions: Multiple bedrooms include fitted wardrobes and built-in storage cupboards, helping new occupants maximise floor space and maintain clutter-free living environments.
- Under-stairs storage: A convenient storage cupboard positioned beneath the stairs offers practical utility space for household items, cleaning supplies, and everyday belongings.
- Mains service connections: The property is directly connected to established mains water and mains sewerage infrastructure, avoiding the complications of private wells or septic tanks.
- Oil-fired central heating: Fitted with an established oil-fired central heating system, providing reliable thermal comfort throughout the living and bedroom quarters during colder months.
- Proximity to recreational facilities: Being within easy reach of local amenities and sports complexes like The Watershed ensures active lifestyle options are always close at hand.
- Investment potential: The central urban location makes this an attractive asset for prospective landlords seeking strong rental yields in a high-demand regional city market.
- Walkable daily lifestyle: Residents can easily walk to local shops, schools, restaurants, and historical landmarks, significantly reducing reliance on private vehicles for daily errands.
- Clear development potential: The property offers exciting opportunities to unlock further value through thoughtful architectural reconfiguration and energy efficiency improvements over time.
But keep in mind:
- Poor energy rating: The property currently holds a weak E1 BER rating, indicating that significant thermal insulation upgrades will be necessary to achieve acceptable energy efficiency.
- High retrofit costs: Achieving modern comfort standards will likely require substantial financial investment in exterior wall insulation, upgraded glazing, and heating system modernization.
- Compact rear courtyard: The small enclosed rear courtyard lacks green lawn space, which may disappoint buyers with children, pets, or a strong preference for traditional gardens.
- Small ground floor bedroom: Measuring approximately 3.5m by 1.8m, the ground floor bedroom is notably narrow and might feel restrictive as a permanent double bedroom.
- Dated interior finishes: Features such as vinyl flooring, timber-panelled ceilings, and older decorative elements mean buyers must budget for immediate cosmetic renovation work.
- Compact main bathroom: The first-floor main bathroom measures only 4.4 feet in width, presenting a tight layout that could prove challenging to reconfigure for a separate shower and bath.
- Potential heating upgrades: Oil-fired central heating systems can involve higher fuel volatility, prompting buyers to evaluate future conversion costs to more modern heat pump technologies.
- Parking verification needed: The listing description does not explicitly detail dedicated off-street parking, so prospective buyers must verify local parking permits and street availability.
- Hot press location: The hot press is situated within the primary sitting room, which may create minor aesthetic or spatial layout compromises for furniture placement.
- Upgrading electrical systems: Older houses of this vintage often require thorough electrical inspection and potential rewiring to support modern domestic appliance loads safely.
- Ventilation and damp checks: Timber-panelled ceilings in older kitchens and bedrooms can sometimes conceal historic condensation or ventilation issues that require professional surveying.
- Single bathroom constraints: With only two bathrooms serving four potential bedrooms, morning congestion could arise for larger households sharing the facilities.
- Boundary clarity required: Buyers should instruct their legal representatives to meticulously verify the exact boundaries and shared access rights associated with the gated side alleyway.
- Plumbing system inspection: Existing bathroom and kitchen plumbing fixtures should be thoroughly inspected by a qualified plumber to assess condition and prevent unexpected leakage.
- Roof and attic inspection: The E1 energy rating suggests the roof space insulation levels may fall well below current recommendations, requiring immediate attic quilt additions.
- Window efficiency status: Single or older double-glazed windows may be present given the energy rating, creating potential heat loss and street noise transmission points.
- Extension planning constraints: The compact footprint of the rear courtyard might restrict future ground-floor extension ambitions due to strict local planning coverage limits.
- Future proofing expenditure: Total renovation expenses required to bring the dwelling up to a modern A or B BER standard could significantly exceed initial estimates.
- Structural survey advisable: Given the age profile and scope for modernisation, hiring a chartered structural surveyor is essential to identify any hidden structural defects early.
- Resale liquidity risks: Properties requiring heavy modernization often demand more time and management oversight, which should be factored into any short-term holding strategy.
Price positioning
?
- The asking price appears slightly ambitious given the poor energy rating and the extent of modernization required across the interior spaces to bring the accommodation up to contemporary standards demanded by modern buyers.
- Signals of potential overvaluation include the energy performance certificate sitting at a low bracket, which typically mandates immediate capital expenditure to improve heating efficiency and reduce ongoing utility costs significantly.
- Factors that could strongly support this price point include the exceptionally central urban location within a short walk of major local amenities, offering high convenience and enduring appeal for prospective purchasers.
- Potential risks that might undermine the asking price involve unexpected renovation expenses and competition from alternative properties in the wider neighborhood that may feature superior decorative order or higher energy ratings.
Build Analysis
What we know from similar construction types
- The property is a two-storey semi-detached home extending to approximately 101 square meters with a four-bedroom, two-bathroom layout that includes a ground-floor bedroom and ensuite.
- Services include mains water, mains sewerage, and oil-fired central heating, which a buyer should inspect for age, efficiency, and overall condition.
- The description notes the property has been well-maintained over the years but offers considerable scope for modernisation and personalisation, suggesting that buyers should budget for potential cosmetic and structural upgrades.
- Given the E1 BER rating, a buyer should investigate the thermal performance of the building fabric, including insulation levels in the walls, attic, and windows, to identify areas requiring energy-efficiency improvements.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds an E1 BER rating, indicating poor energy efficiency and significant heat loss. Bringing this 101 square meter home up to a modern B2 BER standard or higher would require a comprehensive deep retrofit.
- A deep retrofit for a property of this size typically involves external or internal wall insulation, attic insulation upgrades, window and door replacements with high-performance double or triple glazing, and the installation of a renewable heating system such as an air source heat pump.
- Estimated costs for a comprehensive retrofit of this scale generally range from EUR 40,000 to EUR 60,000 or more, depending on the extent of works required and before accounting for potential SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,200 euro to 2,800 euro.
- Explanation: Given the 101 m² floor area and the inefficient E1 BER rating combined with oil-fired central heating, the property will require higher energy usage to maintain comfort, which should be investigated for potential upgrades.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban residential setting with no apparent immediate proximity to heavy industrial plants, active landfills, or major waste incinerators.
- As with many mature urban areas, buyers should verify local historical land uses for any legacy commercial or industrial activities during standard conveyancing checks.
Flood Safe
8/10Water overflow reports to follow up
- The location is situated within a central urban area elevated away from major coastal flood zones, though localized surface water accumulation during extreme weather events should be independently investigated.
- Standard flood risk screening and insurance availability checks are recommended to confirm the precise local hydrological profile.
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 3,500 euro to 7,000 euro depending on first-time buyer status and property value tier.
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 175 euro to 800 euro depending on the registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 euro to 800 euro.
Forum Talk
What people are saying about this area
- Residents in Kilkenny frequently discuss the ongoing demand for centrally located properties within walking distance of The Parade and local amenities.
- Local forums often highlight the desirability of established residential areas like Kells Road for families and investors alike due to their proximity to schools and parks.
- Discussions regarding older housing stock in central Kilkenny commonly focus on the potential and scope for energy efficiency upgrades, particularly given lower initial BER ratings.
- Community groups in the area actively engage in local planning matters, traffic management, and enhancements to pedestrian access near the city centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers four bedrooms and a safe walled-in front garden, though the small enclosed rear courtyard provides limited outdoor play space for very young children.
- Teenagers7/10
With four well-proportioned bedrooms, there is plenty of personal space for teenagers, and the central city location allows for easy independent travel and access to local amenities.
- Multi-generational Living6/10
The inclusion of a ground-floor bedroom with an ensuite bathroom is a significant advantage for elderly relatives or multi-generational arrangements, though overall living space is compact.
- Single Buyers8/10
An affordable entry point for a four-bedroom home within walking distance of the city centre, offering a fantastic opportunity for personalization and modernization.
- Couples8/10
Provides a versatile layout with ample room for home-working spaces or guest rooms, situated just minutes from the vibrant heart of the city.
- Empty Nesters7/10
The ground-floor bedroom and ensuite facilitate single-level living options, and the low-maintenance enclosed courtyard appeals to those scaling down from larger gardens.
- Retirees7/10
Proximity to city amenities and a ground-floor bedroom suit retirement needs well, though buyers should verify if further adaptation is needed for long-term accessibility.
Work
3 areas- Retired8/10
Convenient access to city services, healthcare, and shops makes daily errands straightforward for retirees.
- Remote Working8/10
The four-bedroom layout allows flexible use of rooms as dedicated home offices for remote professionals.
- Hybrid Commuting8/10
The central city location provides excellent convenience for hybrid workers needing access to local transport links and roads.
Practical
8 areas- Ageing in Place8/10
The ground-floor bedroom and ensuite bathroom make this home exceptionally well-suited for aging in place without needing to climb stairs.
- Low Maintenance7/10
The compact walled front garden and small enclosed rear courtyard require minimal upkeep, though the house itself offers scope for modernisation.
- Secure Gated Entry5/10
Features gated side access and a walled front garden for privacy, though it is not a fully gated secure development.
- Minimalist Design5/10
The current layout is traditional, but its potential for modernization allows buyers to implement a minimalist aesthetic.
- Flexible Floor Plans8/10
A versatile two-storey layout featuring a ground-floor bedroom with ensuite, alongside three further bedrooms upstairs, offering various configuration options.
- Heritage Home6/10
A well-established terrace property offering traditional charm and character with potential for personalization.
- Ecological Setup4/10
The current BER rating is E1 with oil-fired central heating, indicating that buyers should budget for energy-efficiency upgrades.
- Outdoor areas5/10
Includes a walled-in front garden and an enclosed rear courtyard with gated side access, providing manageable private outdoor space.
Interests
9 areas- Gardening3/10
Outdoor space is restricted to a walled-in front garden and a small enclosed rear courtyard, offering very limited scope for serious gardening.
- Walking9/10
Exceptional location for walking enthusiasts, with the city centre, local parks, and recreational facilities like The Watershed only a short stroll away.
- Gym8/10
Proximity to local fitness amenities and the city centre ensures easy access to gym facilities and wellness centres.
- Cycling8/10
The central location allows for easy cycling access around the city and to surrounding local routes.
- Golf7/10
Kilkenny's established golf courses are within easy driving distance from this central base.
- Fishing6/10
Local rivers providing fishing opportunities are accessible from the general area, requiring short transport.
- Horse Riding5/10
Equestrian facilities are available in the broader Kilkenny countryside, though not directly on the doorstep.
- Water Sports4/10
Limited direct access to water sports locally, though regional rivers and activity centers can be reached by car.
- Entertaining7/10
Features a comfortable sitting room and kitchen-dining area, alongside a private rear courtyard suitable for casual outdoor hosting during warmer months.
Lifestyle
5 areas- Quiet Living5/10
Located just a few minutes from the city centre and major amenities, offering convenience rather than rural seclusion or total quiet.
- Rural Living2/10
This is firmly an urban or suburban terrace setting within the city limits, lacking rural space or surroundings.
- Village Living6/10
Positioned in a mature residential terrace close to local amenities, providing a community-focused neighborhood feel close to the center.
- Coastal Living1/10
The property is located inland with no proximity to the coast.
- Urban Living9/10
Superbly positioned within walking distance of The Parade and all central amenities, making it ideal for those seeking city-center convenience.
Social
6 areas- Community Involvement7/10
Situated in a mature and established neighbourhood close to local community groups and civic amenities.
- Café Culture9/10
Being a few minutes' walk from The Parade and the city centre puts numerous cafes, restaurants, and social spots right on the doorstep.
- Nightlife8/10
Pubs, bars, and entertainment venues in the heart of the city are easily reachable on foot.
- Health/Wellness groups8/10
Good access to local pilates & stretching studios, gyms, and wellness clubs operating within the city.
- Networking Opportunities8/10
Proximity to the commercial and cultural center of Kilkenny facilitates business and social networking.
- Tech-Hub Connectivity6/10
Buyers should investigate local broadband speeds to confirm suitability for high-demand tech work, though the urban location is generally favorable.
Listing information
- Agent
- Pat Gannon Auctioneers Ltd
- Phone
- 056 772 3298
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-F84EA1HouseDelve · 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.