9 Wolfe Tone Street, Kilkenny, KilkennyR95W2WH
€300,000
3 Bed~1 Bath~BER G
What you'll like:
- Prime central location: Situated within easy walking distance of the city centre, offering immediate convenience to shops, restaurants, schools, and daily amenities.
- Unbeatable transport proximity: Located within 200 metres of the local train and bus depot, making daily commuting exceptionally convenient without relying heavily on a car.
- Local convenience shopping: Features a traditional greengrocer just 50 metres from the front door, enhancing everyday lifestyle appeal and neighborhood walkability.
- Characterful traditional streetscape: The rendered facade, slate roof, and red-brick chimney stacks provide authentic historical charm that appeals to traditional property enthusiasts.
- Distinctive architectural features: Characterful dormer-style upper windows add visual appeal and traditional personality to the upper level of the residence.
- Efficient two-storey layout: Provides a compact, traditional residential footprint extending to approximately 617 to 620 square feet over two well-defined floors.
- Versatile ground floor: Features two well-proportioned rooms at ground level, offering flexible layout options for a reception room, home office, or snug living space.
- Traditional reception fireplace: The front reception room includes an authentic fireplace focal point, creating a cozy and comfortable everyday living environment.
- Functional fitted kitchen: The kitchen comes equipped with existing fitted units and worktop space, alongside a large window that delivers excellent natural light.
- Kitchen development potential: Offers clear scope to upgrade, remodel, and further expand the kitchen and dining arrangement during a comprehensive modernization project.
- Convenient ground-floor sanitary facilities: Includes a ground-floor bathroom and a separate WC, adding practical convenience for occupants and visiting guests alike.
- Characterful upstairs spaces: The first floor contains two rooms with interesting sloping ceilings, creating a unique canvas for bespoke interior design and layout upgrades.
- Surprisingly generous rear yard: Features an enclosed rear yard and garden that is considerably larger than expected for such a central urban city location.
- Private outdoor living potential: The substantial paved rear garden provides excellent scope to create a charming private courtyard, outdoor dining, and entertaining zone.
- Solid refurbishment opportunity: Represents an ideal project for purchasers prepared to undertake upgrading works to transform the property into a stunning individual home.
- Established residential neighborhood: Situated in a proven inner-city location that typically retains strong long-term demand and desirable community characteristics.
- Direct street access: Benefits from direct access to the public street with on-street parking availability right outside the front entrance.
- Manageable footprint size: The compact square footage minimizes routine cleaning effort and makes heating and general maintenance much more straightforward.
- Clear development scope: Provides tangible opportunities to extend or reconfigure the existing structure to better suit modern lifestyle requirements, subject to planning.
- Affordable entry point: Listed at an asking price of three hundred thousand euros, offering a rare chance to acquire a detached or traditional city home project.
But keep in mind:
- Failing energy rating: The property holds a very poor BER rating of G, indicating extreme thermal inefficiency and high potential heating costs.
- Extensive insulation required: A G rating means the buyer should budget significantly for major insulation upgrades across the walls, roof, and floors.
- Obsolete heating systems: The low energy rating strongly suggests the current heating infrastructure is outdated and will likely need complete replacement.
- Mandatory modernization costs: The description notes that the property requires upgrading works, meaning the purchase price does not reflect a move-in ready home.
- Compact total floor area: Measuring only approximately 617 square feet, the overall living space is quite restricted for growing families or multiple occupants.
- Sloping ceiling restrictions: First-floor rooms feature sloping ceilings that may limit usable headroom, furniture placement, and overall functional bedroom layout.
- Ground-floor bathroom layout: Having sanitary accommodation located entirely on the ground floor may be inconvenient for occupants sleeping on the upper level.
- Limited first-floor facilities: The upper floor lacks an ensuite or upstairs toilet, requiring a trip downstairs during the night or early mornings.
- Restricted room dimensions: Ground-floor rooms measuring roughly 9.5 by 13 feet and 9 by 12.8 feet are relatively modest in physical size.
- Upstairs room size constraints: First-floor rooms are similarly compact, measuring about 13 by 7.8 feet and 9 by 12.6 feet, limiting large bed configurations.
- Urban parking reliance: Parking is restricted to on-street arrangements, which may present daily availability challenges and potential security concerns.
- Rear yard surface condition: The enclosed rear area is currently paved, meaning a buyer will need to invest time and money to create desired green spaces.
- Potential structural hidden issues: Older traditional streetscape properties often conceal dampness, outdated wiring, or plumbing faults that require thorough professional surveys.
- Renovation budget overrun risks: Undertaking modernization of a traditional city home frequently incurs unexpected costs once stripping out and deep repairs begin.
- Planning permission hurdles: Any future extension or significant structural reconfiguration of the kitchen and rear yard will require local authority planning compliance.
- Disruption during works: A buyer must prepare for the logistical challenges and temporary living inconveniences of executing comprehensive interior and exterior refurbishments.
- Single bathroom constraint: With only one bathroom and a separate WC, modern multi-occupant households may experience morning bottlenecks and queuing.
- Lack of off-street parking: The absence of a private driveway or garage means unloading shopping and secure vehicle storage will depend on public street space.
- Uncertain exact floor plan: Buyers should independently verify the exact square footage and legal boundary lines of the rear yard prior to contract signing.
- Future resale value limitations: The small overall footprint and central urban context may place a ceiling on future capital appreciation relative to suburban houses.
Price positioning
?
- The asking price of three hundred thousand euros appears slightly elevated when considering the poor energy rating and compact floor area, which require immediate capital investment for comprehensive thermal and structural modernization by prospective buyers.
- Valuation signals present a mixed picture, where central city convenience and a surprisingly spacious rear garden support a baseline value, but the very weak energy performance rating acts as a notable downward price pressure.
- Potential support for this asking price comes from strong urban location demand and scarcity of central properties, while factors that could undermine the valuation include extensive modernization costs and tightening lending criteria for low energy rated homes.
- Additional relevant market observations indicate that nearby traditional homes achieve varied pricing depending on their internal condition, meaning extensive upgrades will be essential for this dwelling to reach parity with fully modernised street equivalents.
Build Analysis
What we know from similar construction types
- The property is a traditional two-storey inner-city residence extending to approximately 617 sq. ft., featuring a rendered facade, a slate roof, and red-brick chimney stacks with characterful dormer-style upper windows.
- Given its traditional construction and G BER rating, a buyer should investigate the thermal performance, insulation levels, and potential dampness issues associated with older urban dwellings.
- The interior features sloping ceilings on the first floor and offers scope to upgrade and potentially extend the kitchen/dining arrangement, which should be inspected for structural integrity and planning compliance.
- A buyer should verify the condition of the traditional fireplace, roof structure, and plumbing/electrical services given the property's age and need for comprehensive modernization.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is between EUR 50,000 and EUR 80,000.
- Reasoning: The property has a G BER rating, indicating a total lack of modern energy efficiency measures. Bringing the home up to a modern B2 BER standard will require substantial capital expenditure, including external or internal wall insulation, roof insulation, window and door replacements, and the installation of a modern heating system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Between €2,500 and €3,500.
- Explanation: Given the poor G energy rating and an approximate floor area of 57 to 58 square metres, the property likely suffers from high thermal heat loss, requiring significantly more energy to maintain comfortable indoor temperatures compared to more modern homes.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established urban residential setting with no major heavy industrial plants, large incinerators, or active landfills immediately adjacent.
- As with many central urban locations, standard local traffic emissions apply, but any legacy industrial concerns should be independently verified by the buyer.
Flood Safe
8/10Water overflow reports to follow up
- General regional mapping indicates that standard urban drainage serves the wider Wolfe Tone Street area, though proximity to the River Nore in Kilkenny means buyers should review local flood risk indicators.
- No specific history of flooding is established for this exact structure, but prospective purchasers are advised to carry out standard environmental and flood due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
30 WOLFE TONE ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €282,000.00
16 WOLFE TONE ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
46 WOLFE TONE ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €292,000.00
31 WOLFE TONE ST, KILKENNY
- Sale date
- Declared sale price
- €275,000.00
44 WOLFE TONE ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €295,000.00
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% of the purchase price up to €1,000,000, amounting to €3,000 for a €300,000 property.
- Solicitor legal fees: Ranging between €1,500 and €3,000 plus VAT and outlay costs.
- Land registration fees: Approximately €400 to €800 depending on the registration type and property value.
- Property valuation fees: Around €150 to €300 for mortgage or independent valuation purposes.
- Surveyor fees: Between €500 and €1,200 depending on the level of detail and type of structural survey required.
- Annual home insurance: Estimated between €400 and €800 per year depending on the policy level and property specifics.
Forum Talk
What people are saying about this area
- Locals frequently discuss the central convenience of Wolfe Tone Street, noting its prime proximity to the train and bus depot and everyday amenities.
- Residents highlight the charming traditional streetscape of the area, though parking on-street can occasionally be competitive.
- Community forums often mention ongoing interest in inner-city regeneration and home energy upgrades for older traditional properties in Kilkenny.
- Proximity to local greengrocers, shops, and the city centre is widely praised by neighbourhood residents as a major lifestyle benefit.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The central city location close to amenities is convenient, but the property requires significant upgrading and modernization, which might be challenging with young children.
- Teenagers6/10
Being within walking distance of the city centre, public transport, and schools offers great independence for teenagers, though space is compact at roughly 620 sq. ft.
- Multi-generational Living2/10
With only three bedrooms and about 620 sq. ft. over two floors, the property lacks the space and separation required for multi-generational living.
- Single Buyers9/10
An affordable entry point into Kilkenny City at €300,000 for a buyer willing to take on refurbishment works to create a personalized home.
- Couples8/10
Excellent potential for a couple looking for a central city project with a good-sized rear garden, despite the current G BER rating.
- Empty Nesters7/10
The compact size and proximity to city amenities appeal to downsizers, though stairs and future maintenance should be considered.
- Retirees6/10
Proximity to shops, transport, and healthcare facilities is ideal, but the property requires extensive renovation and features stairs.
Work
3 areas- Remote Working6/10
Offers versatile rooms that could be adapted for home offices, though broadband speed should be verified.
- Hybrid Commuting9/10
Conveniently situated within 200 metres of the Kilkenny train and bus depot, ideal for commuters.
- Retired7/10
All essential amenities, shops, and transport are within a very short walk, suiting active retirees.
Practical
8 areas- Ageing in Place4/10
Two-storey layout with stairs and a G BER rating presents challenges for ageing in place without significant retrofitting.
- Low Maintenance4/10
The property requires upgrading, modernization, and likely energy efficiency works given its G BER rating.
- Secure Gated Entry2/10
Features traditional on-street parking and a standard terrace setup without gated security.
- Minimalist Design5/10
Traditional layout with characterful sloping ceilings and period features rather than an inherently minimalist design.
- Flexible Floor Plans7/10
Includes versatile ground-floor rooms and scope to reconfigure and upgrade both the kitchen and first floor.
- Heritage Home7/10
Traditional two-storey city residence with an attractive streetscape, rendered façade, and characterful dormer windows.
- Ecological Setup1/10
Carries a poor G BER rating, indicating substantial energy efficiency improvements are needed.
- Outdoor areas7/10
Benefits from a surprisingly generous enclosed rear paved yard/garden with strong potential for landscaping.
Interests
9 areas- Gardening5/10
Features a surprisingly generous enclosed rear yard/garden with excellent potential to create a private courtyard and planting area.
- Walking9/10
Superb central location within easy walking distance of the city centre and all local amenities.
- Gym7/10
Central city location provides reasonable access to local fitness facilities and gyms.
- Cycling7/10
Flat city-centre positioning makes cycling around Kilkenny accessible, though on-street parking applies.
- Golf6/10
Kilkenny has nearby golf courses, though transport to the outskirts would be required.
- Fishing5/10
Proximity to the River Nore provides access to local angling opportunities.
- Horse Riding3/10
Equestrian activities would require travel out of the immediate city centre.
- Water Sports3/10
Limited local water sports opportunities directly from a city-centre terrace.
- Entertaining7/10
The enclosed rear yard offers good potential for outdoor dining and entertaining once upgraded.
Lifestyle
5 areas- Quiet Living4/10
Located in an inner-city setting close to the train and bus depot, meaning typical urban sounds and activity rather than quiet seclusion.
- Rural Living1/10
This is a strictly urban, city-centre terrace property with no rural characteristics.
- Village Living6/10
Has a community feel with local shops, a greengrocer, and a church within meters, offering a village-like convenience within the city.
- Coastal Living1/10
Located inland in Kilkenny City, far from any coastal areas.
- Urban Living9/10
Prime city-centre location within walking distance of shops, restaurants, schools, and public transport.
Social
6 areas- Community Involvement7/10
Established city location with local shops, a church, and post office fostering a strong sense of community.
- Café Culture9/10
Walking distance to numerous city-centre restaurants, cafes, and everyday amenities.
- Nightlife8/10
Proximity to the heart of Kilkenny City puts pubs, bars, and entertainment venues close at hand.
- Health/Wellness groups7/10
City location ensures reasonable access to local health groups, pilates & stretching studios, and medical services.
- Networking Opportunities7/10
Central hub positioning makes meeting professionals and engaging in local business networks convenient.
- Tech-Hub Connectivity6/10
Urban location, but buyers should verify local fibre broadband infrastructure capabilities.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-499449HouseDelve · 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.