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Photograph 1 of 63 of Bricana, Gowran, Kilkenny
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Bricana, Gowran, KilkennyR95DE76

€545,000

4 Bed~3 Bath~195 m²~BER C

What you'll like:

  • Substantial floor area: Extending to approximately 195 square meters, this detached family residence provides generous internal proportions that comfortably accommodate modern living and entertaining requirements without immediate need for costly extensions.
  • Owner occupied status: The property has been maintained directly by its owner since construction circa 2002, which typically indicates a higher standard of everyday care compared to former rental investments.
  • Generous site footprint: Occupying an enclosed plot of approximately 0.24 hectares, the grounds offer plenty of outdoor space for children and gardening while maintaining a manageable ongoing maintenance routine.
  • Impressive arrival facade: The approach features a robust cut-stone boundary wall with splayed entrance piers and automated gates, instantly elevating the property aesthetic and providing a strong sense of secure privacy.
  • Dual driveway parking: A sweeping tarmac driveway delivers ample off-street parking capacity for multiple vehicles, easily accommodating visiting guests or family members with simultaneous commuting needs.
  • Formal living room: Positioned to the front of the home, this bright primary reception room boasts an elegant white marble fireplace and a soft neutral palette ideal for welcoming visitors.
  • Open plan kitchen layout: Serving as the heart of the home, the kitchen features abundant cabinetry, striking black granite worktops, integrated appliances, and a practical central island for daily family interaction.
  • Cozy secondary sitting room: Flowing seamlessly from the kitchen through an open archway, this second lounge features a warming solid fuel stove, creating an inviting space for casual family relaxation.
  • South facing sunroom: Bathed in natural light from a 180-degree aspect, the sunroom boasts an attractive timber-clad ceiling and offers a delightful year-round retreat overlooking the surrounding gardens.
  • Seamless patio connection: Double doors from the sunroom open directly onto a sheltered outdoor dining patio, creating an effortless transition between indoor living areas and the landscaped grounds during warmer months.
  • Spacious utility room: Conveniently situated directly off the kitchen, the dedicated laundry and workspace is fully plumbed and fitted with extensive cabinetry, keeping noisy appliances separate from main living zones.
  • Ground floor shower room: The inclusion of a contemporary downstairs shower room enhances everyday household convenience, catering well to guests and multi-generational living arrangements.
  • Four double bedrooms: All four first-floor bedrooms are generously proportioned double rooms equipped with built-in wardrobes, ensuring adequate personal space for a growing family or home office conversion.
  • Private primary suite: The main bedroom benefits from a dedicated walk-in wardrobe and a modern ensuite shower room finished in a stylish grey color scheme, offering a private sanctuary for homeowners.
  • Spacious family bathroom: Fully tiled and exceptionally roomy, the main upstairs bathroom incorporates both a separate shower cubicle and a luxurious corner bath to suit varying household preferences.
  • Substantial double garage: A large detached concrete garage split into two sections with individual roller doors and power supplies provides tremendous versatility for storage, hobbies, or vehicle accommodation.
  • Equipped steel shed: Positioned behind the garage, the steel-framed workshop features power-floated concrete flooring, fluorescent lighting, two automated roller doors, and a motorbike lift for dedicated hobbyists.
  • Commuter friendly location: Situated roughly six kilometers from Junction 7 of the M9 motorway at Paulstown, the address offers convenient road connectivity to Dublin, Waterford, and surrounding regional hubs.
  • Proximity to Gowran: Being located just two and a half kilometers from Gowran village ensures quick access to local community facilities, primary schooling, and recreational amenities like the nearby racecourse.
  • Kilkenny city access: A twelve-kilometer drive places the vibrant retail, secondary educational institutions, and employment centers of Kilkenny City within easy reach for daily commuting requirements.
  • Stable asking price: Recorded asking price history shows the property holding steady at €545,000 without erratic fluctuations, suggesting a confident vendor valuation aligned with local market conditions.

But keep in mind:

  • C energy rating: The C-rated Building Energy Certificate indicates that thermal efficiency may lag behind modern building standards, potentially resulting in higher heating bills and requiring future insulation upgrades.
  • Construction era efficiency: Built around 2002, the dwelling predates current nearly zero-energy building regulations, meaning buyers should inspect windows, doors, and attic insulation for potential heat loss.
  • Onsite wastewater treatment: As a rural property outside municipal sewer networks, buyers must verify the condition, capacity, and regulatory compliance of the septic tank or private treatment system.
  • Private water supply risks: Prospective purchasers should investigate whether the property relies on a private well, requiring professional water quality testing and pump maintenance checks prior to closing.
  • Commuter car dependency: The rural countryside setting lacks immediate pedestrian access to high-frequency public transport, meaning occupants will be entirely reliant on private motor vehicles for daily travel.
  • Outbuilding planning compliance: Buyers should ensure that the substantial steel-framed workshop and double garage received full local authority planning permission and comply with agricultural or domestic use regulations.
  • Commercial shed usage: The presence of advanced workshop features like a motorbike lift in the rear shed raises questions about commercial or trade use permissions that should be clarified by legal advisors.
  • Rural maintenance burdens: Managing a 0.24-hectare plot alongside extensive ancillary buildings involves ongoing physical upkeep of beech hedging, gravel or tarmac surfaces, and external structure weatherproofing.
  • Heating system provenance: The listing does not specify whether the home relies on oil, gas, or alternative heating systems, requiring thorough inspection of the boiler age and service history.
  • Solid fuel stove compliance: The sitting room stove should be inspected by a certified professional to confirm it meets current building regulations and clean-air emission standards.
  • Potential traffic noise: While enjoying a picturesque rural backdrop, properties located on arterial approaches near Gowran may experience localized commuter peak-hour traffic passing along the regional road network.
  • Boundary fence delineation: Given the rural surroundings, buyers should commission a surveyor to inspect all property maps and confirm that the beech hedging accurately reflects legal title boundaries.
  • Insulated glazing longevity: Original double-glazed window units installed during the 2002 construction phase may exhibit seal failures or reduced thermal efficiency requiring eventual replacement.
  • Roof space insulation: Purchasers should inspect the attic void to ensure that modern deep-layer insulation has been installed to prevent upper-floor heat loss typical of early noughties construction.
  • Surface water drainage: Due to clay-heavy soils often found in Kilkenny, buyers should verify that rainwater runoff from the extensive roof areas and tarmac driveway drains effectively away from foundations.
  • Elevated purchase threshold: At €545,000, the asking price reflects a premium rural family home tier, requiring buyers to ensure that local comparable property sales fully justify the valuation.
  • Limited local walkability: Walking to Gowran village amenities along rural roads lacking continuous footpaths and street lighting may present safety hazards during winter months or after dark.
  • Maintenance of automated gates: The electric entrance gates require periodic mechanical servicing and battery backups to prevent operational failure during power outages.
  • Upstairs bathroom ventilation: Given the lack of explicit window mentions in internal shower rooms, buyers must check that mechanical extractor fans are fully operational to prevent moisture buildup.
  • Lack of immediate public services: The rural context means reliance on private contractors for waste collection, oil deliveries, and routine property maintenance rather than municipal council services.
  • Future expansion constraints: While the site is reasonably sized, local planning restrictions on rural housing density could complicate any future plans for major architectural extensions or additions.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight overvaluation signal.
  • The asking price of €545,000 initially appears well-calibrated relative to regional market activity, balancing the substantial 195 square metre floor area and generous site size against recent higher-end completions in the broader Gowran area.
  • Valuation signals are supported by extensive ancillary infrastructure including a double concrete garage and a large steel-framed workshop, though tempered by a moderate C energy rating requiring potential future upgrades by prospective buyers.
  • The asking price is supported by strong commuter appeal and versatile family accommodation, while downside risks could stem from regional market resistance or higher interest rates affecting buyer purchasing power for rural detached properties.
  • The unchanging price history since initial listing suggests a confident seller pricing strategy with stable vendor motivation, though room for negotiation may emerge if the property remains on the market for an extended period.

Build Analysis

What we know from similar construction types

  • The property is a detached four-bedroom family home built circa 2002, extending to approximately 195 sq. m. on a 0.24-hectare site.
  • Features substantial ancillary structures including a double concrete garage divided into two sections with roller doors and power, and a large steel-framed shed equipped with power-floated concrete flooring, automated roller doors, and a motorbike lift.
  • Buyers should investigate planning permission and compliance for the ancillary outbuildings (such as the steel-framed shed and double garage) to ensure they meet local authority regulations and were constructed in accordance with granted permissions.
  • Given the 2002 build date, a thorough structural survey is recommended to inspect insulation levels, window and door seals, and the condition of the septic tank or local wastewater treatment system if applicable.

Heating cost*

Estimated expense to heat this property every year

  • 2,200 to 2,800 euro per year
  • Estimated for a detached 195 square metre property with a C BER rating, accounting for standard space heating and domestic hot water demands using fossil fuels or solid fuel stove supplementation.

Pollution Safe

9/10

Environmental situation to investigate

  • The property is situated in an established rural countryside setting away from major heavy industrial zones, large incinerators, or active commercial landfills.
  • Any minor localized or legacy environmental concerns should be independently verified by the purchaser through standard conveyancing searches.

Flood Safe

9/10

Water overflow reports to follow up

  • The surrounding topography in the Bricana and Gowran area generally exhibits a low apparent risk of widespread fluvial or coastal flooding based on regional drainage patterns.
  • Prospective buyers should consult detailed Office of Public Works flood maps and carry out a site-specific survey to confirm local drainage conditions.

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 Gowran area

  • 3B THE GREEN, GOWRAN, KILKENNY

    Sale date
    Declared sale price
    €419,000.00

  • CLASHWILLIAM, GOWRAN, KILKENNY

    Sale date
    Declared sale price
    €680,000.00

  • COOATOGHER, GOWRAN, KILKENNY

    Sale date
    Declared sale price
    €252,500.00

  • 32 BRADOG WAY, GOWRAN, CO KILKENNY

    Sale date
    Declared sale price
    €281,000.00

  • BRAMBLESTOWN, GOWRAN, COUNTY KILKENNY

    Sale date
    Declared sale price
    €445,000.00

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: €5,450 — 1% of €545,000.
    ?
    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: 1,500 to 2,500 euro plus outlay and VAT
  • Land registration fees: 400 to 800 euro depending on property value
  • Property valuation fees: 150 to 300 euro
  • Surveyor fees: 500 to 1,200 euro
  • Annual home insurance: 400 to 800 euro

Forum Talk

What people are saying about this area

  • Locals in the Gowran and Paulstown areas frequently discuss the convenience of the M9 motorway corridor for commuting toward Kilkenny, Carlow, or Dublin.
  • Community forums often highlight Gowran as a desirable rural location due to local amenities such as the racecourse, golf club, and primary schools.
  • Residents note that properties along rural approach roads benefit from strong community engagement and a peaceful countryside atmosphere while remaining accessible.
  • Discussions regarding the wider County Kilkenny region commonly focus on the balance between rural living and proximity to Kilkenny City's employment and retail hubs.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property offers four generously proportioned bedrooms, extensive outdoor garden space, and a secure site with automated gates, making it exceptionally well-suited for young children.

    8/10
  • Teenagers

    With four double bedrooms, multiple reception rooms including a sunroom and separate sitting room, plus a large double garage and steel-framed shed, teenagers will find plenty of independent living and hobby space.

    8/10
  • Multi-generational Living

    The 195 sq. m. floor area and versatile ancillary buildings provide good potential for extended family arrangements, though a ground floor shower room already offers convenience for less mobile family members.

    7/10
  • Single Buyers

    At an asking price of €545,000 for a large four-bedroom rural home, this property is generally geared towards families rather than single buyers.

    4/10
  • Couples

    Couples looking for substantial space, home office potential, and a peaceful countryside setting will find plenty to love, though the scale of the property and maintenance requirements might exceed initial needs.

    6/10
  • Empty Nesters

    The home offers single-level elements and generous gardens, but the overall size of 195 sq. m. and extensive ancillary buildings may require more upkeep than typical empty nesters prefer.

    6/10
  • Retirees

    A ground floor shower room and peaceful rural setting support retirement living, though the rural location requires driving for amenities and garden maintenance could be demanding.

    6/10

Work

3 areas
  • Remote Working

    The generous 195 sq. m. floor plan, multiple reception rooms, and outbuildings like the double garage or steel-framed shed provide outstanding spaces for home offices.

    9/10
  • Hybrid Commuting

    Located just 6 km from Junction 7 of the M9 motorway at Paulstown and 12 km from Kilkenny City, facilitating manageable hybrid commutes.

    8/10
  • Retired

    A peaceful rural layout with ground-floor conveniences suits retirement, though ongoing property maintenance should be factored in.

    7/10

Practical

8 areas
  • Ageing in Place

    Includes a convenient ground-floor shower room and well-laid-out living spaces, though stairs to the bedrooms should be considered for long-term accessibility.

    7/10
  • Low Maintenance

    While the house is well-maintained and features a C BER rating, the 0.24-hectare grounds, extensive outbuildings, and large driveway require regular upkeep.

    5/10
  • Secure Gated Entry

    Features an impressive cut-stone boundary wall with splayed stone entrance piers and automated entrance gates providing excellent security.

    10/10
  • Minimalist Design

    The property is a traditional, highly versatile family home with traditional reception rooms rather than minimalist open-plan minimalism.

    4/10
  • Flexible Floor Plans

    Extending to 195 sq. m. with multiple reception rooms, an open archway, and double doors connecting living spaces, offering great layout flexibility.

    8/10
  • Heritage Home

    Built circa 2002, this is a modern owner-occupied family home rather than a period or heritage property.

    2/10
  • Ecological Setup

    Features a solid fuel stove and a C BER rating, though buyers aiming for high energy efficiency should verify upgrading potential.

    6/10
  • Outdoor areas

    Boasts extensive grounds spanning 0.24 hectares, a south-facing sunroom opening to a sheltered patio, a double garage, and a large steel-framed shed.

    10/10

Interests

9 areas
  • Gardening

    The 0.24-hectare site features clearly defined boundaries, neatly maintained beech tree hedging, mature planting, and ample outdoor space for enthusiastic gardeners.

    8/10
  • Walking

    The surrounding scenic countryside offers pleasant rural roads and walking routes, though access typically requires stepping out onto country lanes.

    7/10
  • Gym

    The substantial double garage and steel-framed shed provide exceptional space to set up a comprehensive private home gym.

    8/10
  • Cycling

    Quiet local country roads provide good cycling routes, though riders should be mindful of rural traffic conditions.

    7/10
  • Golf

    The general region features established golf courses within a reasonable driving distance, making it convenient for players.

    7/10
  • Fishing

    The inland Kilkenny location offers access to regional rivers and angling spots, though buyers should verify specific local permits and distances.

    6/10
  • Horse Riding

    The rural setting and expansive outbuildings/sheds could potentially accommodate equestrian interests or local stable access.

    7/10
  • Water Sports

    The inland location lacks immediate access to major water sports facilities, requiring travel to specialized regional hubs.

    2/10
  • Entertaining

    Features a spacious kitchen/dining area, a formal living room, a sitting room with a stove, a south-facing sunroom, and a sheltered patio ideal for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Situated in an attractive countryside setting surrounded by picturesque views while maintaining non-isolated neighborly proximity, offering an exceptionally quiet lifestyle.

    9/10
  • Rural Living

    Set on a 0.24-hectare plot amidst picturesque countryside, perfect for those seeking an authentic rural lifestyle close to Gowran village.

    9/10
  • Village Living

    Located just 2.5 km from Gowran village, providing convenient access to local community amenities while retaining a countryside footprint.

    7/10
  • Coastal Living

    The property is located inland in County Kilkenny and has no proximity to the coast.

    1/10
  • Urban Living

    While Kilkenny City is only 12 km away, the immediate setting is purely rural rather than urban.

    5/10

Social

6 areas
  • Community Involvement

    Proximity to Gowran village (2.5 km) and a welcoming mix of surrounding residential properties encourage local community engagement.

    7/10
  • Café Culture

    Local village amenities provide basic options, but a more vibrant café culture requires a short drive into Kilkenny City.

    5/10
  • Nightlife

    The rural setting offers minimal local nightlife, with evening entertainment centered around nearby Kilkenny City.

    4/10
  • Health/Wellness groups

    Local community groups exist in the wider area, though specialized wellness classes are most readily accessed in Kilkenny City.

    6/10
  • Networking Opportunities

    Professional networking is limited locally, making regional hubs like Kilkenny City or Dublin via the M9 essential.

    5/10
  • Tech-Hub Connectivity

    Rural broadband speeds should be verified by the buyer, though the property's remote-working suitability is otherwise strong.

    5/10

Listing information

Agent
Warren McCreery
Phone
056 7702000
Current status
active
Published on HouseDelve
13 October 2026
Correction
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Property reference: HD-EBF43AHouseDelve · Republic of Ireland

Report 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.