93 Beechlawns, Johnswell Road, Kilkenny, KilkennyR95H6E4
€385,000
3 Bed~2 Bath~BER C
What you'll like:
- Turnkey interior condition: The property is presented in immaculate, fresh condition throughout with a neutral color scheme, allowing a new buyer to move in immediately without undertaking any immediate costly renovations.
- Spacious kitchen dining: The large 17'0" x 13'3" kitchen and dining room provides substantial workspace and easily accommodates a full-size dining table, making it the heart of family daily life.
- Interconnecting reception rooms: Double doors connecting the front living room to the kitchen and dining area create a flexible open-plan flow that enhances entertaining and modern family living standards.
- Front bay window feature: The generous front living room features an attractive bay window that floods the space with natural light and enhances the overall aesthetic charm of the home.
- Feature living room fireplace: An attractive fireplace with a decorative tiled inset provides a warm, cozy focal point in the main living room for cooler winter evenings.
- Principal bedroom suite: The primary bedroom includes an immaculate en-suite bathroom and a front bay window, offering private convenience and pleasant elevated character for the home's occupants.
- Generous bedroom storage: Built-in bedroom storage is already fitted in the rooms, maximizing floor space and saving the buyer the expense of purchasing freestanding wardrobes.
- Dedicated home office space: The third bedroom is currently configured as a home office, catering perfectly to remote working trends while remaining easily convertible back to a bedroom if required.
- Private rear garden: The fully enclosed and private rear garden features a combination of lawn, mature planting, and a paved patio, offering a secure outdoor retreat for children and pets.
- Outdoor storage shed: A practical timber garden shed is already in place at the rear, providing convenient secure storage for bicycles, lawnmowers, and outdoor recreational equipment.
- Off street parking: The property benefits from private off-street parking to the front, eliminating street parking hassles and adding daily convenience for vehicle owners.
- Attractive exterior facade: A low-maintenance combination of traditional brick and pebble-dash exterior with neat front planting gives the house a strong, appealing first impression from the roadside.
- Green area aspect: The house enjoys a fantastic front aspect with direct views of a superb local green area, creating a pleasant, open outlook rather than facing directly onto neighboring houses.
- Spacious entrance hallway: A particularly wide entrance hallway finished with timber flooring sets a welcoming tone and provides ample transitional space when welcoming multiple guests at once.
- Family bathroom facilities: The upper floor features a spacious main family bathroom equipped with a shower-over-bath facility, catering adequately to the daily hygiene needs of family members or guests.
- Established residential neighborhood: Located on the Johnswell Road, the property sits in a well-established and popular residential area known for strong community stability and long-term desirability.
- Proximity to amenities: The location provides convenient access to local shops, schools, and the wider amenities of Kilkenny city center, reducing daily commuting times for errands and social activities.
- Rental investment potential: Given the high demand for three-bedroom homes in this locality, the property represents a viable investment opportunity for landlords seeking steady rental yields.
- First time buyer suitability: The balanced accommodation, manageable footprint, and absence of required repairs make this an ideal starter home for purchasers entering the property market for the first time.
- Natural light distribution: Multiple windows across both floors, including glazed rear doors, ensure that daylight penetrates deeply throughout the interior spaces during daylight hours.
But keep in mind:
- C energy rating: The property holds a C energy rating, which means a buyer should investigate potential insulation upgrades to reduce future heating costs and improve overall thermal efficiency.
- Missing floor area data: The listing does not formally specify the exact square footage of the floor area, so buyers must verify the precise dimensions independently during their structural survey.
- Unconfirmed property type: While described as a semi-detached home in the narrative, the formal property classification is omitted in key fields, requiring legal confirmation of boundaries and title type.
- Potential kitchen modernization: While currently functional and neat, the kitchen fixtures may eventually require updating by future owners wishing to align the space with contemporary luxury design preferences.
- Bathroom wear and tear: Buyers should carefully inspect the main bathroom and en-suite seals and fixtures for hidden water damage or wear consistent with the property's age and C-rated efficiency era.
- Upstairs bedroom sizes: The third bedroom functions best as a home office or single child room rather than a spacious double, which may limit long-term flexibility for growing families.
- Garden maintenance demands: Mature planting and lawns in both front and rear gardens require ongoing weeding, mowing, and seasonal upkeep, which may not suit buyers seeking a completely maintenance-free exterior.
- Storage shed condition: The timber garden shed should be checked for signs of dampness, rot, or structural integrity issues to ensure stored items remain safe from weather damage.
- Boundary fence verification: Buyers must have their legal representative verify the exact ownership and maintenance responsibilities for the dividing boundary fences enclosing the rear garden.
- Parking space limitations: The off-street parking apron appears sized for a limited number of vehicles, which could present parking coordination challenges for multi-car households or visiting guests.
- Potential attic insulation: Due to the C BER rating, the buyer should check the depth and condition of attic insulation to determine if additional lagging is needed to retain warmth.
- Heating system efficiency: The age and service history of the central heating boiler are not detailed, meaning a buyer should budget for a professional boiler service or potential future replacement.
- Windows and glazing check: Double-glazed windows should be inspected for failed seals or condensation buildup between panes, which can compromise thermal retention and acoustic insulation.
- Traffic noise considerations: Situated on the Johnswell Road approach, buyers should assess potential peak-hour traffic volume and associated noise levels during weekday commuting times.
- Future extension planning: Any future plans to extend the kitchen or add a sunroom would need local authority planning permission and careful consideration of rear garden space reduction.
- Management company fees: Buyers must verify through their solicitor whether Beechlawns involves any residents association, estate management company, or mandatory annual maintenance service charges.
- Drainage and sewage checks: A thorough CCTV drain survey is recommended during due diligence to ensure the underground drainage pipes are clear of root intrusion from mature garden planting.
- Electrical system compliance: The fuse board and wiring should be professionally inspected to ensure compliance with modern electrical safety standards and to accommodate heavy modern appliance loads.
- Ventilation and condensation: The buyer should inspect all rooms, particularly bathrooms and bedrooms, for historical signs of condensation or mold resulting from the C-grade energy performance profile.
- Title and covenant review: Solicitors should carefully examine the property deeds for any restrictive covenants or rights of way that might limit future alterations or usage of the site.
Price positioning
?
- The asking price of €385,000 appears notably elevated when benchmarked against verified local historical transaction data from the same estate, where recent comparable three-bedroom properties sold for significantly lower amounts between €300,000 and €350,000.
- Upward valuation signals stem from the property's exceptional turnkey presentation, modern neutral decor, and a desirable position overlooking a large communal green area, which typically attracts strong buyer interest in suburban locations.
- Such a premium price point could be supported by general property price inflation and robust demand for ready-to-occupy homes, but might be undermined by the C energy rating which could deter buyers anticipating future retrofit costs.
- Relevant contextual factors include the provision of off-street parking, a private enclosed rear garden with a timber shed, and functional dual-aspect living spaces that maximize natural light throughout the well-proportioned accommodation.
Build Analysis
What we know from similar construction types
- The property features an attractive brick and pebble-dash exterior with a bay-windowed facade, indicating a traditional low-maintenance finish typical of many suburban semi-detached homes.
- The house offers approximately 961 sq. ft. of accommodation over two floors, featuring three bedrooms, two bathrooms, and an open-flow layout with double doors connecting the front living room to the rear kitchen/dining room.
- A buyer should investigate the exact BER rating within the C category to understand the property's energy efficiency baseline and potential upgrade pathways.
- A surveyor should inspect the condition of the timber shed, roof structure, plumbing, and electrical systems to confirm they are in satisfactory condition given the turnkey presentation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- Explanation: Given the C rating and approximately 961 square feet of living space over two floors, the property has moderate energy efficiency typical of homes built in recent decades, meaning standard heating usage will align with regional averages.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban setting, appearing largely free from heavy industrial plants, major waste incinerators, or active large-scale landfills.
- Any historical or legacy industrial concerns in the wider Kilkenny urban area are distant, though prospective buyers should verify local environmental reports for absolute certainty.
Flood Safe
8/10Water overflow reports to follow up
- The general topography of the Beechlawns residential area suggests a lower likelihood of riverine flooding, as it is situated away from major flood-prone river plains.
- Surface water management during extreme weather events should be visually checked by prospective buyers, and official OPW flood maps should be consulted for comprehensive historical risk assessments.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 BEECHLAWNS, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €306,000.00
59 BEECHLAWNS, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €345,000.00
28 BEECHLAWNS, JOHNSWELL RD, KILKENNY CITY
- Sale date
- Declared sale price
- €350,000.00
78 BEECHLAWNS, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €300,000.00
27 BEECHLAWNS, JOHNSWELL RD, KILKENNY
- Sale date
- Declared sale price
- €325,000.00
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 3850 euro for a 385,000 euro home.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type.
- Property valuation fees: around 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro for a structural pre-purchase survey.
- Annual home insurance: roughly 350 to 650 euro depending on the level of cover and property location.
Forum Talk
What people are saying about this area
- Residents in the Beechlawns and Johnswell Road areas frequently praise the neighborhood for its family-friendly atmosphere, well-maintained green spaces, and a strong sense of community.
- Local discussions highlight the convenience of the location, noting easy access to Kilkenny city centre via walking or short drives, making it popular for commuters and first-time buyers.
- Traffic calming measures and school run congestion around Johnswell Road are occasional topics of discussion among local residents during peak morning and evening hours.
- Community forums often mention the active local tidy towns initiatives and general upkeep of communal green areas by residents and local authorities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a private, fully enclosed rear garden and an attractive green area view to the front, making it a very safe and suitable environment for young children.
- Teenagers7/10
With three bedrooms and a separate living room connected to a large kitchen/dining area, there is enough shared and personal space for teenagers, though bathroom facilities are limited to two.
- Multi-generational Living5/10
A three-bedroom semi-detached layout of approximately 961 sq. ft. offers limited privacy for multi-generational households compared to larger or more segmented properties.
- Single Buyers9/10
In turnkey condition with a dedicated home office and off-street parking, this home is ideal for a single buyer looking for low-maintenance living with room to grow.
- Couples9/10
Provides excellent accommodation with a spacious kitchen/dining room for entertaining and a comfortable main living area, perfectly suited for couples.
- Empty Nesters8/10
The low-maintenance exterior and manageable garden size make this an appealing choice for empty nesters seeking to downsize while retaining independent living space.
- Retirees7/10
Features off-street parking and a manageable layout, though buyers should note that all bedrooms and the main bathroom are located on the first floor.
Work
3 areas- Remote Working8/10
The third bedroom is currently configured as a home office, providing an excellent dedicated workspace for remote professionals.
- Hybrid Commuting7/10
Offers off-street parking and a practical layout for hybrid workers, though transport links should be verified by the buyer.
- Retired7/10
Easy-care exterior and comfortable single-family living suit a relaxed retirement lifestyle, subject to comfort with stairs.
Practical
8 areas- Ageing in Place5/10
While the home is manageable in size, the presence of a first-floor bathroom and bedrooms may require modifications for long-term ageing in place.
- Low Maintenance8/10
Features an attractive brick and pebble-dash exterior and a manageable garden footprint designed for easy upkeep.
- Secure Gated Entry2/10
The property features off-street parking and an enclosed rear garden, but does not have a secure gated estate entry.
- Minimalist Design6/10
Finished with a bright, neutral color scheme and timber flooring, offering a clean aesthetic that can easily accommodate minimalist styling.
- Flexible Floor Plans7/10
Double doors connect the living room and kitchen/dining space, and the third bedroom easily transitions between a home office and a bedroom.
- Heritage Home2/10
This is a modern, well-maintained semi-detached home rather than a period or heritage property.
- Ecological Setup5/10
The property carries a BER rating of C, meaning there may be opportunities for future energy-efficiency upgrades.
- Outdoor areas8/10
Includes a lawned and private fully enclosed rear garden with a paved patio area, plus a lawned front garden with off-street parking.
Interests
9 areas- Gardening7/10
The enclosed rear garden features a lawn, paved patio, and established planting, offering great potential for keen gardeners.
- Walking7/10
The estate setting and nearby green areas provide pleasant environments for casual walking and neighborhood strolls.
- Gym5/10
There is no private home gym space mentioned, so residents would rely on external facilities in the surrounding area.
- Cycling6/10
Standard suburban location allowing for road cycling, though local cycling infrastructure should be verified by the buyer.
- Golf6/10
Buyers should investigate the proximity of local golf courses, as specific club distances are not detailed in the listing.
- Fishing3/10
No immediate proximity to fishing amenities is highlighted, though regional rivers may be accessible by transport.
- Horse Riding3/10
The suburban residential setting is not immediately adjacent to equestrian facilities.
- Water Sports2/10
Inland location with no direct access to water sports facilities.
- Entertaining8/10
The large 17'0" x 13'3" kitchen/dining room with double doors opening to the patio and garden makes this home exceptionally well-suited for hosting and entertaining.
Lifestyle
5 areas- Quiet Living7/10
Situated in an established residential estate with views of a green area, offering a generally peaceful residential atmosphere.
- Rural Living3/10
This is a suburban residential home within an estate setting rather than a rural location.
- Village Living6/10
Provides a community-oriented suburban lifestyle close to local amenities while maintaining a distinct residential feel.
- Coastal Living1/10
The property is located inland with no proximity to coastal areas.
- Urban Living7/10
Offers good access to nearby urban conveniences while retaining a comfortable suburban residential setting.
Social
6 areas- Community Involvement7/10
Located in an established residential estate with a community feel and views over a shared green area.
- Café Culture6/10
Buyers should verify the availability of local cafés and social spots within a short distance from the property.
- Nightlife5/10
Being in a residential suburban estate, nightlife options will typically require travel toward central areas.
- Health/Wellness groups6/10
Local wellness groups and pilates & stretching classes can be accessed in the wider local community.
- Networking Opportunities5/10
Primarily a residential location, meaning professional networking will mostly take place outside the immediate neighborhood.
- Tech-Hub Connectivity5/10
Standard residential connectivity applies; specific broadband speeds should be verified by the prospective buyer.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-308361HouseDelve · 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.