8 The Fairways, Old Golf Links Road, Kilkenny, KilkennyR95DNOF
€349,000
3 Bed~2 Bath~91 m²~BER D
What you'll like:
- Desirable corner site: The property occupies a generously proportioned corner position providing enhanced privacy and extra outdoor space compared to typical interior units within the development.
- Walking distance to amenities: Situated within easy walking distance of Kilkenny city centre offering convenient access to local shops, cafes, restaurants, schools, and everyday services.
- Extended ground floor layout: The home features valuable ground floor extensions that significantly increase the overall living space and create a more functional family environment.
- Bright front sitting room: The front-facing living area benefits from a large bay window that floods the space with natural light and features an inviting gas fire.
- Practical kitchen hub: The kitchen is designed with ample storage and hosting capabilities while connecting directly to the rear patio via French doors for seamless outdoor dining.
- Fitted bedroom storage: All three bedrooms come complete with built-in wardrobes maximizing usable floor space and providing convenient immediate storage solutions for occupants.
- Master ensuite convenience: The primary bedroom includes a fully fitted private ensuite bathroom adding an extra layer of comfort and privacy for the household.
- New carpet installations: Fresh new carpets have been recently fitted throughout the bedrooms enhancing the initial move-in readiness and aesthetic appeal of the upper level.
- Enclosed private garden: The property boasts a large fully enclosed rear garden complete with a spacious garden shed making it secure and practical for families.
- Off-street parking space: The cobbled driveway provides convenient off-street parking capacity for two to three vehicles directly in front of the residence.
- Family friendly development: The Fairways is an established and popular residential setting known for its welcoming community atmosphere and suitability for various demographic buyers.
- Gas central heating system: Equipped with a reliable gas-fired central heating system ensuring efficient and controllable warmth throughout the entirety of the home.
- Double glazed windows: Fitted with double-glazed uPVC windows which help improve interior thermal insulation and reduce external noise penetration from the surrounding area.
- Commuter motorway access: The location offers convenient reach to the nearby M9 motorway facilitating straightforward travel connections towards Dublin and other regional hubs.
- Retail shopping proximity: Close proximity to local retail facilities including the Newpark Shopping Centre ensures daily shopping errands can be managed with minimal travel time.
- Flexible accommodation options: The versatile three-bedroom layout easily accommodates families, couples, or rental investors looking for adaptable living arrangements.
- Modernisation potential: The offering represents an exciting opportunity for buyers to apply their own tastes and update finishes to increase long-term property value.
- Deceptively large proportions: The interior offers surprisingly generous room dimensions that challenge typical expectations for properties of this stated floor area.
- Tiled main bathroom: The fully fitted main bathroom features decorative tiling throughout and includes a three-piece suite with a convenient overhead shower arrangement.
- Private front garden: The inclusion of a front garden area alongside the cobbled driveway enhances the overall curb appeal and setback from the roadway.
But keep in mind:
- Sub-optimal BER rating: The property holds a D energy rating indicating that energy efficiency is relatively poor and likely requires upgrades to reduce heating costs.
- Potential insulation costs: Improving the D energy rating to a modern standard will likely require significant financial investment in attic wall or window insulation.
- Compact third bedroom: The third bedroom is a single room with limited floor space which may restrict furniture layout options for a growing family or home office.
- Extension compliance verification: Buyers should verify that all ground floor extensions received full local authority planning permission and building control compliance certification.
- Dated decorative finishes: Much of the interior may require cosmetic updating and modernisation to meet contemporary aesthetic standards expected by modern purchasers.
- Boiler lifespan checks: The gas-fired central heating boiler should be professionally inspected to determine its age condition and remaining operational lifespan before purchase.
- Boundary fence maintenance: The large enclosed rear garden will require ongoing maintenance of boundary fences and gates to ensure continued privacy and security.
- Shed structural condition: The spacious garden shed should be inspected for dampness or structural wear to determine if repairs or replacement will be needed.
- Traffic and parking congestion: Being located in a popular residential development potential visitors may experience occasional parking congestion along the shared access roads.
- Development management fees: Buyers must check if the estate has an active residents association or management company requiring annual fees for communal area upkeep.
- Drainage and pipe inspection: A thorough CCTV drain survey is recommended to check the condition of underground drainage pipes given the maturity of the development.
- Window seal integrity: Double glazed uPVC windows should be checked for failing seals or condensation build-up between panes which would indicate needed replacements.
- Attic insulation depth: The buyer should inspect the attic space to confirm the current level of thermal insulation meets modern recommended building standards.
- Electrical system safety: An independent electrical safety check should be commissioned to ensure the fuse board and wiring comply with current safety regulations.
- Corner site exposure: Corner properties often experience higher exposure to wind and weather requiring more frequent exterior maintenance and painting.
- Proximity to busy roads: Depending on the exact placement within the development traffic noise from nearby access routes should be evaluated during peak commuting hours.
- Floor area verification: Buyers should independently verify the exact usable floor area of 91 square meters to ensure accurate valuation relative to asking price.
- Ventilation and damp checks: The property should be checked for adequate background ventilation in wet rooms to prevent potential condensation and mold issues.
- Future retrofit disruption: Undertaking energy efficiency upgrades to improve the D BER rating will cause temporary disruption and dust for new occupants.
- Local market price comparison: Purchasers should compare recent comparable sales in the immediate neighborhood to ensure the asking price accurately reflects current local market conditions.
Price positioning
?
- The asking price appears somewhat overvalued when compared against historical transfer values for similar three bedroom residences within the immediate estate context, suggesting initial seller optimism regarding current market absorption rates.
- Upward valuation signals stem from the property featuring an extended ground floor layout, a corner site position, and an enclosed rear garden, which typically attract stronger buyer interest in mature family oriented developments.
- Potential factors that could undermine this price level include the relatively modest floor area of ninety one square metres combined with a sub optimal energy rating that may require immediate capital expenditure for efficiency upgrades.
- Conversely, sustained buyer demand for centrally located suburban housing within walking distance of local retail amenities and schools could adequately support the current quoting figure despite minor energy rating shortcomings.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom house extending to approximately 91 square metres, featuring an extension at the ground floor level.
- A buyer should verify that proper planning permission and building control compliance were obtained for the ground floor extension.
- The listing indicates double-glazed uPVC windows and a gas-fired central heating system, but the overall energy rating is D, suggesting that insulation upgrades may be beneficial.
- Due to the property's age and type typical of such residential developments, a structural survey is recommended to assess the condition of the roof, plumbing, electrical systems, and the junction between the original structure and the extension.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that a deep retrofit would likely be required to achieve a high energy efficiency standard (such as a B2 or A rating).
- A comprehensive deep retrofit including external wall insulation, upgraded attic insulation, window and door replacements, and potentially a heat pump system could cost between 30,000 and 50,000 euros depending on the exact scope of works and contractor pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,600 to 2,000 euro.
- Explanation: Given the 91 m² floor area and a D BER rating, the property likely has higher heat loss compared to modern energy-efficient homes, resulting in moderately high gas-fired central heating expenses.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
23 THE FAIRWAYS, KILKENNY
- Sale date
- Declared sale price
- €290,000.00
50 THE FAIRWAYS, OLD GOLF LINKS RD, KILKENNY
- Sale date
- Declared sale price
- €330,000.00
72 THE FAIRWAYS, KILKENNY
- Sale date
- Declared sale price
- €420,000.00
40 THE FAIRWAYS, OLD GOLF LINKS RD, KILKENNY
- Sale date
- Declared sale price
- €335,000.00
74 THE FAIRWAYS, OLD GOLF LINKS RD, KILKENNY
- Sale date
- Declared sale price
- €292,000.00
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 1 percent of the purchase price, amounting to roughly 3,490 euro.
- Solicitor legal fees: generally range between 1,500 and 2,500 euro, excluding outlay and VAT.
- Land registration fees: roughly 175 to 600 euro depending on property value and registration type.
- Property valuation fees: typically between 150 and 300 euro.
- Surveyor fees: generally range from 500 to 1,000 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 700 euro per year.
Forum Talk
What people are saying about this area
- Residents in the local area frequently discuss the convenience of living near the Newpark Shopping Centre and local schools.
- Community forums highlight the appeal of walking distance access to Kilkenny city centre from residential developments along Old Golf Links Road.
- Traffic calming measures and local road improvements are common topics among homeowners in suburban Kilkenny neighbourhoods.
- Neighbourhood groups often note the strong demand for well-maintained detached and semi-detached family homes within mature estates.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a popular, family-friendly residential development within walking distance to schools and local amenities, featuring a large enclosed rear garden ideal for young children to play safely.
- Teenagers7/10
With three well-proportioned bedrooms and a separate living room, there is adequate space for teenagers, though the total floor area of 91 square metres is relatively compact.
- Multi-generational Living4/10
Offering three bedrooms and 91 square metres of living space on a single property footprint, multi-generational living would be constrained by the lack of separate independent living zones.
- Single Buyers7/10
The home offers an exciting opportunity for single buyers looking to secure a detached property with a garden and parking, though the three-bedroom layout may exceed immediate space requirements.
- Couples8/10
An appealing option for couples seeking room to grow into, featuring a spacious kitchen with French doors leading to a patio area for hosting and dining.
- Empty Nesters7/10
The single-level elements and manageable garden size suit empty nesters looking to downsize to a detached home close to city amenities, though some modernization may be desired.
- Retirees7/10
Situated within a mature residential setting close to Kilkenny City Centre and local services, making daily errands and healthcare access convenient.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows flexibility to dedicate one of the rooms as a home office for remote working arrangements.
- Hybrid Commuting7/10
Convenient reach of the M9 motorway ensures straightforward access to Dublin and nearby towns for hybrid commuters.
- Retired7/10
The mature residential setting and proximity to healthcare and shopping amenities suit those who are retired.
Practical
8 areas- Ageing in Place6/10
The property offers ground-floor living spaces and a manageable footprint, though the bedrooms and main bathroom are located upstairs.
- Low Maintenance7/10
Features double glazed UPVC windows, gas-fired central heating, and a compact enclosed garden that require standard upkeep.
- Secure Gated Entry3/10
The property features an open cobbled driveway with off-street parking rather than a secure gated entry.
- Minimalist Design5/10
The traditional detached layout with distinct rooms offers potential for modernization rather than a pre-existing minimalist aesthetic.
- Flexible Floor Plans7/10
The extended ground floor and three well-proportioned bedrooms provide flexible living arrangements to suit changing household needs.
- Heritage Home3/10
This is a standard suburban residential home within a modern development rather than a period or heritage property.
- Ecological Setup4/10
The property has a BER rating of D, indicating that a buyer may wish to investigate energy efficiency upgrades.
- Outdoor areas7/10
Benefits from a fully enclosed rear garden with a garden shed, a patio area for dining, and a front cobbled driveway with parking for multiple cars.
Interests
9 areas- Gardening7/10
The property features a beautifully landscaped and fully enclosed rear garden along with a front garden and a garden shed, providing a solid canvas for gardening enthusiasts.
- Walking8/10
The location is within walking distance to Kilkenny City Centre, local schools, shops, and everyday amenities, making it very convenient for pedestrians.
- Gym6/10
Proximity to the city centre ensures reasonable access to local fitness centers and wellness facilities, though none are specifically highlighted on-site.
- Cycling7/10
The short distance to the city centre and surrounding flat residential roads make cycling a viable option for local transport.
- Golf8/10
Situated on Old Golf Links Road, the property is exceptionally well-positioned for golf enthusiasts looking to live close to local links and courses.
- Fishing5/10
While Kilkenny features river amenities nearby, specific fishing opportunities depend on local river access points rather than features of the property itself.
- Horse Riding4/10
The suburban setting lacks immediate equestrian facilities, requiring travel to surrounding rural areas for horse riding.
- Water Sports3/10
Inland location with limited immediate access to dedicated water sports facilities apart from local river activities.
- Entertaining8/10
The ground floor features a bright sitting room and an extended kitchen with French doors opening onto a patio area, making it ideal for Al fresco dining and hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a mature and popular residential development, offering a generally peaceful neighborhood feel while remaining close to urban conveniences.
- Rural Living3/10
This is a suburban residential property within walking distance of the city centre, offering an urban fringe environment rather than rural seclusion.
- Village Living5/10
The development provides a community-focused neighborhood feel close to local shops and services, bridging suburban and town living.
- Coastal Living1/10
Kilkenny is an inland city with no proximity to coastal areas.
- Urban Living8/10
Positioned within walking or a short drive to Kilkenny City Centre, providing immediate access to a wide range of retail, dining, and service amenities.
Social
6 areas- Community Involvement7/10
Located in a popular, mature, and family-friendly residential development with an active local community.
- Café Culture8/10
Proximity to Kilkenny City Centre and local shopping centres provides easy access to a variety of local cafés and restaurants.
- Nightlife7/10
Being close to the city centre allows convenient access to pubs, entertainment venues, and restaurants.
- Health/Wellness groups6/10
Access to local health groups and wellness facilities is supported by the property's proximity to urban amenities.
- Networking Opportunities6/10
Reasonable connectivity to regional hubs and the city centre offers standard local networking opportunities.
- Tech-Hub Connectivity5/10
Buyers should verify the local broadband infrastructure to ensure high-speed connectivity suitable for tech-focused work.
Listing information
- Agent
- Green Door Properties Limited
- Phone
- 056 778 9670
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-4B8388HouseDelve · 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.