Ballymorris, Mullinavat, KilkennyX91R1W7
€420,000
4 Bed~3 Bath~169 m²~BER C1
What you'll like:
- Generous floor area: The substantial 169 square metre layout provides ample room for a growing family, ensuring comfortable daily living without feeling cramped.
- Elevated countryside position: Occupying an elevated site grants the residence stunning panoramic views of the surrounding rural landscape, creating a picturesque and tranquil backdrop.
- Mature private gardens: The property benefits from established front, rear, and side gardens featuring mature trees and shrubs, offering private outdoor space for relaxation and play.
- Complete perimeter driveway: A practical tarmac driveway wraps 360 degrees around the house, ensuring effortless vehicular access, turning, and abundant off-street parking capacity.
- Dual reception rooms: Two separate living areas, both featuring open fires and large windows, offer flexible zones for formal entertaining and relaxed family lounging.
- Abundant natural light: Large feature windows and double patio doors flood the interior spaces with daylight, enhancing the stylish and warm atmosphere throughout the home.
- Modern kitchen setup: The well-equipped kitchen features matching wall and base units alongside essential appliances, creating a functional culinary hub at the rear of the house.
- Dedicated utility space: A separate utility room with additional storage units and direct back door access helps keep laundry and household chores organized away from the main living areas.
- Convenient ground facilities: A fully tiled guest WC on the ground floor provides essential everyday convenience for family members and visiting guests alike.
- Four double bedrooms: All four first-floor bedrooms are properly proportioned double rooms with quality wood flooring, accommodating family members or visitors with ease.
- Private primary ensuite: The main bedroom includes a fully tiled private ensuite shower room, offering an exclusive and convenient morning routine for the homeowners.
- Comprehensive family bathroom: The upper level hosts a well-appointed family bathroom equipped with a separate shower, catering to the needs of the remaining three bedrooms.
- Quality interior finishes: Features such as ceiling cornices, stylish wood flooring, and inbuilt storage solutions demonstrate a high standard of presentation throughout the property.
- Efficient heating system: The installation of oil-fired central heating provides reliable warmth during colder months, ensuring a comfortable indoor climate year-round.
- Double glazed windows: Fitted double glazing enhances thermal insulation and helps reduce outside noise, contributing to energy efficiency and a peaceful interior environment.
- Accessible local amenities: The home enjoys a convenient location close to Mullinavat village, offering easy access to local shops, restaurants, bars, and a health centre.
- Proximity to schools: St. Beacon’s and Monroe national schools are situated within close proximity, making the morning school run exceptionally convenient for families with young children.
- Active community sports: Local GAA grounds and community facilities provide great opportunities for children and adults to engage in local sports and social activities.
- Commuter connectivity: Positioned conveniently on the R448 road, the property provides straightforward driving access toward Waterford city and surrounding regional employment hubs.
- Stable asking price: Recorded price history shows the property has remained steady at €420,000, indicating a fixed vendor expectation without erratic mid-campaign price fluctuations.
But keep in mind:
- Private sewage system: The property relies on a septic tank rather than mains drainage, requiring the buyer to inspect its condition, capacity, and regulatory compliance.
- Moderate BER rating: A C1 energy rating means the home is reasonably efficient, but a buyer may want to upgrade insulation or heating controls to reduce future energy costs.
- Open fire reliance: Both main reception rooms feature traditional open fires, which are less thermally efficient than closed-combustion stoves and can cause heat loss up the chimney.
- Traffic noise exposure: Being situated on the R448 road could introduce occasional traffic noise or vehicle movements, so buyers should visit at peak times to assess acoustic impact.
- Rural car dependency: The countryside setting means residents are entirely reliant on private vehicles for daily errands, school runs, and commuting to major urban centres.
- Oil heating volatility: Reliance on an oil-fired central heating system exposes the homeowner to fluctuating home heating oil prices and the need for manual tank refills.
- Septic maintenance costs: Owning a septic tank involves ongoing servicing, periodic desludging, and potential eventual replacement expenses that urban drainage avoids.
- First floor bathroom sharing: Three upper-floor double bedrooms share a single family bathroom, which could create busy morning queues during peak household scheduling.
- Exposed elevated winds: An elevated site can experience higher wind speeds during winter storms, potentially increasing heating loads and outdoor furniture maintenance.
- Tarmac maintenance needs: The extensive 360-degree tarmac driveway will eventually require resealing and weed control to prevent cracking and maintain its tidy appearance.
- Boundary clarity check: Buyers should thoroughly examine deeds and mapping to confirm the exact legal extents of the mature garden and surrounding plot boundaries.
- Waterford distance factor: While Mullinavat is nearby, the approximately 12-kilometre journey to Waterford city requires regular commuting for major shopping, hospitals, and employment.
- Limited public transport: The countryside location likely offers sparse public transport options, making a multi-car household necessary for independent adult schedules.
- Potential retrofit expenses: Achieving a higher BER rating from the current C1 level would require capital investment in renewable technologies like heat pumps or solar panels.
- Ensuite shower reliance: The primary bedroom ensuite relies on an electric shower unit, which buyers should test for adequate water pressure and electrical safety.
- Garden upkeep demands: Mature trees and extensive lawn areas require regular seasonal gardening effort, including lawn mowing, hedge trimming, and leaf clearance.
- Under-stair damp checks: The understairs storage space should be inspected for any signs of dampness or lack of ventilation inherent in ground-floor stair voids.
- Appliance lifespan review: Buyers should verify the working condition and age of all integrated kitchen appliances included in the sale to budget for potential replacements.
- Vendor motivation context: The static asking price history offers little insight into seller urgency, meaning buyers should prepare for potentially firm price negotiations.
- Local planning restrictions: The rural setting may be subject to strict local authority planning guidelines regarding future extensions, outbuildings, or boundary alterations.
Price positioning
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- The asking price of €420,000 appears notably positioned above regional transaction benchmarks in the broader Mullinavat area, where recent local residential sales generally cluster between €180,000 and €350,000.
- Valuation signals driving this upper-tier figure include the substantial 169 square metre floor area, elevated site with panoramic countryside views, C1 energy rating, and extensive mature wrap-around gardens.
- Factors that could support such an ambitious pricing strategy include strong buyer demand for high-end detached rural family homes, whereas potential underperformance in local economic indicators might undermine it.
- The stable, unchanged asking price history indicates a firm vendor stance, reflecting confidence in the property's superior presentation and finish despite lacking immediate on-street comparables.
Build Analysis
What we know from similar construction types
- The property is a substantial four-bedroom detached family home spanning approximately 169 square meters on an elevated site.
- Features oil-fired central heating, double glazing, and two separate reception rooms both equipped with open fires.
- Wastewater is managed via a septic tank, and the buyer should verify its registration, compliance, and maintenance history.
- Given the rural setting and age implied by standard construction types in the area, the buyer should investigate the condition of the roof space, insulation levels, and surface water drainage around the elevated plot.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,800 and 2,300 euro, based on the 169 square metre floor area and a C1 BER rating indicating moderate energy efficiency, utilizing the property's oil-fired central heating system.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an agricultural countryside setting with no apparent major industrial facilities, incinerators, or active large-scale landfills in immediate proximity.
- Any historical or localized agricultural runoff or legacy waste management typical of rural areas should be independently verified by the buyer.
Flood Safe
9/10Water overflow reports to follow up
- The property is located on an elevated site with panoramic views of the surrounding countryside, which generally reduces the likelihood of surface water flooding.
- Buyers should consult local flood maps and verify drainage infrastructure relating to the specific plot and surrounding rural roads during their investigation.
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 Mullinavat area
CLONASSY, MULLINAVAT, KILKENNY
- Sale date
- Declared sale price
- €310,000.00
LISTROLIN, MULLINAVAT, CO KILKENNY
- Sale date
- Declared sale price
- €250,000.00
BALLYOGREEK, MULLINAVAT, CO KILKENNY
- Sale date
- Declared sale price
- €350,000.00
GARRANDARAGH, MULLINAVAT, CO KILKENNY
- Sale date
- Declared sale price
- €180,000.00
GARRAI CAMÁN, SMITHSTOWN, MULLINAVAT
- Sale date
- Declared sale price
- €200,000.00
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: €4,200 — 1% of €420,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on property value.
- Property valuation fees: approximately 150 to 250 euro for mortgage or insurance purposes.
- Surveyor fees: approximately 500 to 1,000 euro for a detailed structural survey.
- Annual home insurance: approximately 400 to 700 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Local residents in the Mullinavat area frequently discuss community events and GAA club activities on regional community pages.
- Traffic flow and proximity to the R448 and access to the motorway towards Waterford and Dublin are common topics among commuters in local forums.
- Buyers looking in the Kilkenny countryside often highlight the appeal of mature rural settings combined with proximity to local schools like St. Beacon's.
- Property maintenance and upgrading rural infrastructure such as septic tanks are frequently discussed by homeowners in rural Kilkenny forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This detached four-bedroom family home offers generous indoor accommodation and secure mature gardens to the front, rear, and side, making it a safe and spacious environment for young children to play.
- Teenagers8/10
With four double bedrooms and two separate reception rooms, teenagers will appreciate the extra space for studying, relaxing, and independent living.
- Multi-generational Living6/10
The substantial floor area of 169 m² and versatile living spaces offer potential, though the two-storey layout with all bedrooms upstairs may pose accessibility challenges for older family members.
- Single Buyers4/10
A 169 m² four-bedroom detached property at an asking price of €420,000 might exceed the space and budget requirements typically sought by a single buyer.
- Couples7/10
Couples looking to upsize or work from home will find plenty of room to grow, though the generous size may require more maintenance.
- Empty Nesters5/10
While the countryside setting offers tranquility, the large four-bedroom layout and extensive gardens may prove too large for empty nesters seeking to downsize.
- Retirees4/10
All four bedrooms and the main bathroom are located on the first floor, which may not suit retirees looking for single-level living and easy ageing in place.
Work
3 areas- Remote Working8/10
With two separate reception rooms and four bedrooms, there is plenty of dedicated space to set up a home office, though broadband speeds should be verified by the buyer.
- Hybrid Commuting7/10
Conveniently located on the R448 Naas-Waterford road, the property allows for reasonable access to transport links for hybrid commuters traveling toward Waterford or further afield.
- Retired6/10
The peaceful countryside setting appeals to retirees, though the two-storey structure and septic tank maintenance are factors to consider for long-term retirement living.
Practical
8 areas- Ageing in Place4/10
The presence of stairs to reach all four bedrooms and the main bathroom means modifications would be needed to accommodate long-term ageing in place.
- Low Maintenance5/10
While the exterior features a convenient 360-degree tarmac driveway, the mature gardens and septic tank require ongoing property upkeep.
- Secure Gated Entry3/10
The listing describes an elevated site with a wraparound tarmac driveway and private boundaries, but does not mention automated security gates.
- Minimalist Design3/10
The home features traditional elements such as open fires, ceiling cornices, and wood flooring, which lean toward a classic rather than minimalist aesthetic.
- Flexible Floor Plans7/10
The layout includes two separate reception rooms and four double bedrooms, offering good flexibility for family living and home working arrangements.
- Heritage Home2/10
The property is a modern, beautifully presented detached family home finished to a high standard rather than a period or heritage residence.
- Ecological Setup4/10
The home relies on an oil-fired central heating system and a septic tank, and holds a C1 BER rating, indicating standard energy efficiency rather than an advanced ecological setup.
- Outdoor areas9/10
Occupying an elevated site with panoramic countryside views, the property boasts mature gardens to the front, rear, and side, complemented by a wraparound tarmac driveway.
Interests
9 areas- Gardening8/10
The property benefits from mature gardens to the front, rear, and side, enclosed by lawns, trees, and shrubs, offering great potential for gardening enthusiasts.
- Walking7/10
The rural countryside setting provides pleasant local roads and scenic backdrops for outdoor walking and hiking.
- Gym2/10
There is no dedicated home gym setup mentioned, and local fitness facilities would require travel into nearby towns or Waterford.
- Cycling6/10
The surrounding country roads offer routes for cycling, though local regional road traffic should be taken into consideration.
- Golf4/10
While situated in a peaceful rural area, dedicated golf courses would require a drive towards larger nearby towns or cities.
- Fishing4/10
Proximity to local rivers or fishing spots is not explicitly detailed, though the regional setting provides general access to Kilkenny waterways.
- Horse Riding6/10
The rural countryside and quiet local road network offer a suitable environment for equestrian pursuits and horse riding.
- Water Sports2/10
The inland rural location is distant from major water sports hubs.
- Entertaining8/10
Two separate reception rooms with open fires, a well-equipped kitchen/breakfast room, and wraparound tarmac driveway provide ample space for hosting guests both indoors and outdoors.
Lifestyle
5 areas- Quiet Living9/10
Occupying an elevated site with panoramic views of the surrounding countryside in Ballymorris, the property delivers an exceptionally peaceful and private atmosphere.
- Rural Living9/10
The home features an attractive countryside setting with mature trees, shrubs, and sweeping views, perfectly suited for a rural lifestyle.
- Village Living7/10
The property is conveniently placed for access to the nearby village of Mullinavat, offering local amenities such as a health centre, shops, and schools within close proximity.
- Coastal Living2/10
The inland Kilkenny location offers no direct proximity to the coast or marine activities.
- Urban Living3/10
Situated in a rural townland setting, though Waterford city is approximately 12 km away for broader urban conveniences.
Social
6 areas- Community Involvement7/10
Proximity to Mullinavat village ensures easy participation in local community life, including GAA grounds, schools, and local bars.
- Café Culture4/10
While Mullinavat provides basic local amenities and restaurants, a vibrant café culture is more accessible by traveling into nearby Waterford city.
- Nightlife3/10
The rural location offers a quiet village pub scene, but extensive nightlife options will require a trip into Waterford.
- Health/Wellness groups5/10
A local health centre is located nearby in Mullinavat, but structured fitness and wellness groups would likely be found closer to larger urban centres.
- Networking Opportunities3/10
The countryside location is primarily residential and agricultural, offering limited local professional networking opportunities.
- Tech-Hub Connectivity3/10
Being a rural detached home, high-speed fiber internet availability should be thoroughly investigated by prospective buyers.
Listing information
- Agent
- Green Door Properties Limited
- Phone
- 056 778 9670
- Current status
- active
- Published on HouseDelve
- 20 October 2026
- Correction
- Report an issue
HD-45368CHouseDelve · 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.