Cedar Heights, Fair Green, Graiguenamanagh, Kilkenny, Co. KilkennyR95K6V0
€350,000
3 Bed~96 m²~BER E
What you'll like:
- Scenic Brandon Hill views: The property enjoys a particularly appealing outlook to the front, overlooking the local playground and taking in picturesque views towards Brandon Hill. This creates a charming and welcoming daily living environment.
- Desirable riverside location: Ideally situated in the picturesque riverside town of Graiguenamanagh, County Kilkenny, providing close proximity to local amenities, historic Duiske Abbey, and the River Barrow. This offers an exceptional lifestyle for walking and outdoor enthusiasts.
- Convenient town amenities: Within easy reach of local shops, Supervalu, Aldi, cafés, restaurants, pubs, and essential healthcare services. This ensures daily conveniences are easily accessible without requiring long car journeys.
- Single-level accommodation: The detached bungalow layout offers comfortable single-level living, making it highly appealing for downsizers or families seeking accessible living spaces. This design removes the physical barrier of interior stairs.
- Three well-proportioned bedrooms: Features three good-sized bedrooms with varying floor finishes, providing flexible accommodation options for family living, home offices, or guest rooms. This versatility adds significant functional value for prospective buyers.
- Spacious living room: The large living room includes an open fireplace with a marble hearth and double doors leading directly to the kitchen. This layout creates an inviting space for relaxation and entertaining guests.
- Kitchen dining connectivity: The kitchen and dining area provides direct access to the rear garden and connects to the living room via double doors. This semi-open plan arrangement enhances light flow and everyday practicality.
- Valuable detached garage: Includes a substantial detached garage measuring 4.72m by 4.86m with a concrete floor, roller door, workbenches, electricity, and water supply. This provides an excellent workspace or secure storage area.
- Additional outdoor storage: The property benefits from a block-built shed and a small greenhouse in the rear yard. These additions offer fantastic utility for gardening hobbyists and extra household storage needs.
- Off-street rear parking: Features convenient off-street parking located within a concrete yard to the rear of the property. This ensures secure vehicle accommodation off the main thoroughfare.
- Attractive front garden: The front garden incorporates colourful flower beds and a neatly lawned area that creates a welcoming first impression. This enhances the property's overall curb appeal within the neighbourhood.
- Established residential setting: Positioned in a well-established and highly convenient location in Graiguenamanagh known as Cedar Heights. Buyers benefit from an established community atmosphere close to local schools and sports facilities.
- Regional connectivity: Positioned within practical reach of larger employment hubs including Thomastown, New Ross, Kilkenny City, Carlow Town, and Waterford City. This makes it a viable commuting base while retaining rural charm.
- Public transport links: Connected by local public transport services, with nearby Thomastown and Bagenalstown providing wider rail access. This offers alternative commuting options for non-drivers.
- Essential services connected: The home is serviced by mains water, mains sewage, and oil-fired central heating. These connections ensure standard modern comforts are readily available upon move-in.
- Scope for customisation: Offers a new owner the opportunity to personalise the interior accommodation to suit their specific tastes and decorative preferences. This allows buyers to add personal value over time.
- Stable asking price: The asking price of €350,000 has remained unchanged since tracking began in late 2026. This stability suggests clear vendor price expectations without sudden upward speculative adjustments.
- Broad buyer appeal: The combination of a detached bungalow footprint, garden spaces, and town proximity ensures strong future resale liquidity across diverse demographics. This makes it a sound medium-term real estate holding.
- Outdoor recreational access: Proximity to the surrounding countryside, walking trails, and water-based activities supports an active lifestyle. Residents can easily enjoy fishing, cycling, and scenic river walks.
- Manageable floor area: The 95.76 square metre floor area provides a compact and easily heated footprint. This keeps ongoing domestic maintenance and utility costs relatively manageable for occupants.
But keep in mind:
- Poor BER energy rating: The property holds an inefficient BER rating of E, which indicates high potential heating costs and poor thermal performance. Buyers should budget significantly for future energy-efficiency upgrades like insulation or heating system modernisation.
- Outdated interior finishes: Features vinyl flooring and older decorative elements in areas such as the kitchen and bathroom, suggesting a need for modernisation. Buyers should factor comprehensive cosmetic renovation expenses into their purchasing budget.
- Sub-optimal bathroom layout: The main bathroom measures 3.30m by 1.97m with vinyl flooring, though it includes an electric shower over the tub. Buyers might want to reconfigure this space for a more contemporary suite and layout.
- Small primary bedroom size: Bedroom 1 measures a compact 1.97m by 2.46m, limiting its utility primarily to a single bedroom, home office, or nursery. Families requiring three double bedrooms may find this limitation restrictive.
- Oil-fired heating dependency: The home relies on an oil-fired central heating system rather than modern natural gas or heat pump technology. Buyers should investigate the age and efficiency of the existing boiler and oil tank.
- Limited structural data: The listing does not specify the exact property construction type or age, requiring careful surveyor inspection. Buyers must commission a thorough structural engineering report to uncover hidden maintenance issues.
- Uncertain insulation standards: Given the E energy rating, roof space and wall cavity insulation may be deficient or entirely absent. A specialist thermal imaging assessment is recommended prior to unconditional bidding.
- Fixed pricing strategy risk: The asking price of €350,000 has seen no reductions during the observation period, potentially reflecting inflexible vendor expectations. Buyers should carefully assess local comparable values before offering full asking price.
- Maintenance of outbuildings: The detached garage, block-built shed, and greenhouse will require ongoing maintenance and roof or timber checks. Buyers should inspect these external structures for damp or structural fatigue.
- Graffiti or environmental checks: While situated in a scenic area, buyers should verify local authority plans and neighbourhood quietness near the local playground. Investigating local community dynamics ensures long-term residential satisfaction.
- Lack of ensuite facilities: The property features only one main bathroom serving all three bedrooms, which may create morning congestion for a family. Adding an ensuite would require substantial plumbing alterations.
- Surface water drainage: The rear yard is finished in concrete, which requires proper run-off management to prevent pooling near the outbuildings. Buyers should inspect surface water drainage systems during heavy rain.
- Solid wood kitchen wear: The solid wood fitted kitchen and Cleopatra range are traditional in style and may show wear from age. Replacing or updating these units will represent a considerable capital outlay.
- Proximity to public amenity: Being located directly near a local playground could result in occasional noise or traffic during peak hours. Prospective buyers should visit the location at different times to assess ambient noise levels.
- Window and glazing efficiency: Older double glazing or timber frames may be present given the poor energy rating, leading to drafts. Buyers should inspect all window seals and hardware for signs of failure.
- Roof and gutter condition: The exterior roof tiles, flashing, and guttering systems require professional inspection to ensure they are watertight. Addressing hidden roof leaks can quickly become an expensive undertaking for new owners.
- Electrical compliance check: The electrical installation within the house and the substantial garage workshop should be certified by a qualified electrician. Older wiring standards may need upgrading to support modern electrical loads safely.
- Radon gas mitigation: County Kilkenny can experience elevated radon levels in certain geological zones, necessitating a standard test. Buyers should request a radon measurement or budget for a sub-slab mitigation system if elevated.
- Boundary and title verification: The exact boundaries of the front garden, rear parking yard, and garage access rights must be verified by legal counsel. Ensuring clear title prevents future disputes with neighbouring properties.
- Limited expansion potential: Due to the existing footprint and plot constraints, expanding the bungalow significantly could prove challenging and expensive. Buyers should verify planning permission precedents if future extensions are desired.
Price positioning
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- The asking price of €350,000 for this detached three-bedroom bungalow appears moderately overvalued given the poor energy efficiency rating of BER E, which likely signals immediate retrofit expenses for a prospective buyer looking to improve comfort and warmth.
- Valuation upward pressures include the desirable single-level layout, scenic views towards Brandon Hill, functional outbuildings like a garage and shed, and an attractive plot with a well-maintained front garden in a picturesque riverside town.
- Factors supporting this price point encompass strong regional housing demand and the scarcity of detached bungalows with rear parking in such scenic locations, whereas potential downside risks include high future capital expenditure needed for energy upgrades.
- The stable price history since initial listing indicates a firm vendor stance and cautious initial pricing strategy, with minimal negotiation room expected unless extended market exposure forces the seller to reconsider their expectations.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom bungalow with a floor area of approximately 95.76 square metres, featuring an open fireplace in the living room and oil-fired central heating.
- External features include a block-built shed, a separate garage with electricity and water supply, and a small greenhouse, which a buyer should inspect for structural integrity and dampness.
- Given the E BER rating, a buyer should investigate the standard of roof and wall insulation, window glazing efficiency, and the condition of the heating system.
- Potential buyers should verify that all outbuildings and any alterations comply with local planning regulations and building standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €45,000 to €60,000.
- Reasoning: The property has a weak BER rating of E, indicating significant heat loss through the fabric of the building. Bringing the home up to a modern energy-efficient standard (BER A or B) would likely require comprehensive external wall insulation, upgraded roof insulation, double or triple glazed windows, and potentially replacing or upgrading the heating system to a heat pump or condensing boiler, along with airtightness improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is 2,200 to 2,800 euro.
- Explanation: The property has a floor area of approximately 95.76 square meters and carries an inefficient BER rating of E, combined with an oil-fired central heating system, which results in higher energy consumption and increased heating costs.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
6/10Water overflow reports to follow up
- The property is located within the picturesque riverside town of Graiguenamanagh, near the banks of the River Barrow.
- Due to proximity to the river system, parts of the surrounding area can be susceptible to elevated water levels during periods of heavy rainfall, making local flood history an important factor for prospective buyers to verify.
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 Graiguenamanagh area
4 CIRCULAR RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
14 COLLEGE RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €600,000.00
WOOD RD, KNOCKBODLEY, GRAIGUENAMANAGH
- Sale date
- Declared sale price
- €291,000.00
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
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: €3,500 — 1% of €350,000.
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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: 1,500 to 2,500 euro plus VAT
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 500 to 1,200 euro depending on the depth of the survey
- Annual home insurance: 350 to 700 euro
Forum Talk
What people are saying about this area
- Locals in Graiguenamanagh frequently highlight the strong sense of community and the appeal of living alongside the River Barrow.
- Residents often discuss the scenic beauty of Brandon Hill and the popularity of local walking trails, such as the Barrow Way.
- Community forums occasionally mention local amenities including schools, shops, and sporting facilities as key benefits of the area.
- Discussions in regional groups sometimes touch upon traffic management and local infrastructure maintenance in the town centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property directly overlooks a local playground, making it exceptionally convenient for families with young children.
- Teenagers7/10
With three bedrooms and a town-edge setting near local schools and sports facilities, the home offers good practical space for teenagers.
- Multi-generational Living5/10
The detached bungalow layout provides single-level living, but the 95.76 square metre floor area is relatively compact for multiple generations.
- Single Buyers7/10
A manageable three-bedroom property with off-street parking and outbuildings, suitable for a single buyer looking to establish a permanent home.
- Couples8/10
Offers comfortable accommodation with a good-sized living room, separate kitchen/dining area, and generous outdoor space.
- Empty Nesters9/10
Single-level bungalow living with a manageable garden makes this an ideal home for downsizers and empty nesters.
- Retirees9/10
The single-level layout supports easy navigation, and the pleasant town location close to local amenities facilitates comfortable retirement living.
Work
3 areas- Remote Working7/10
A three-bedroom layout allows space to set up a home office, though buyers should verify local broadband speeds.
- Hybrid Commuting5/10
Commuting distances to larger hubs like Kilkenny City, Carlow, and Waterford require reasonable driving times, while rail access is available from nearby Thomastown and Bagenalstown.
- Retired9/10
The single-level detached bungalow layout is ideal for retirement living in a well-established community.
Practical
8 areas- Ageing in Place9/10
The detached bungalow configuration provides single-level accommodation suited for ageing in place.
- Low Maintenance7/10
A manageable footprint and compact yard area keep outdoor maintenance reasonable, though the BER rating of E indicates potential energy-efficiency upgrades may be needed.
- Secure Gated Entry3/10
The property features off-street parking in a concrete yard rather than a secure gated entry system.
- Minimalist Design5/10
Traditional layout featuring an open fireplace and standard room divisions rather than an ultra-minimalist open-plan architectural design.
- Flexible Floor Plans6/10
Offers standard configuration with scope for a new owner to personalise the accommodation to suit their requirements.
- Heritage Home4/10
A well-established bungalow rather than a historic period or heritage property.
- Ecological Setup4/10
Equipped with oil-fired central heating and an E BER rating, suggesting room for ecological and energy efficiency improvements.
- Outdoor areas8/10
Benefits from an attractive front garden, rear off-street parking, a garage, a block-built shed, and a small greenhouse.
Interests
9 areas- Gardening8/10
Features a front garden with flower beds, a rear yard, a block-built shed, and a small greenhouse, catering well to gardening enthusiasts.
- Walking9/10
Excellent proximity to the River Barrow, Duiske Abbey, and the scenic backdrop of Brandon Hill for walking.
- Gym5/10
Local sporting facilities are available in the town, though comprehensive commercial gym options may require travel to larger nearby centres.
- Cycling8/10
The surrounding countryside and proximity to the River Barrow offer great opportunities for cycling.
- Golf6/10
Neighbouring towns like Thomastown provide regional access to golf amenities.
- Fishing9/10
Ideally situated right along the banks of the River Barrow, making it a prime location for fishing enthusiasts.
- Horse Riding6/10
Rural County Kilkenny provides a generally supportive environment for equestrian pursuits, though local stables should be verified.
- Water Sports8/10
The location along the River Barrow provides wonderful opportunities for water-based activities.
- Entertaining7/10
Includes a spacious living room connecting via double doors to a kitchen/dining area, alongside outdoor parking and yard space.
Lifestyle
5 areas- Quiet Living7/10
Situated in a scenic riverside town with views of Brandon Hill, offering a generally peaceful residential environment.
- Rural Living6/10
While located in a town setting, the proximity to the surrounding countryside and Brandon Hill provides a distinct rural flavour.
- Village Living9/10
Graiguenamanagh offers a vibrant village or small-town community feel with local shops, pubs, and cafes within reach.
- Coastal Living2/10
The location is inland in County Kilkenny, far from any coastal amenities.
- Urban Living4/10
Graiguenamanagh is a small riverside town rather than a bustling urban centre, though larger cities are reachable by car.
Social
6 areas- Community Involvement8/10
Graiguenamanagh offers an active community life with local schools, clubs, and everyday amenities.
- Café Culture7/10
The town features local cafes, restaurants, and pubs providing a welcoming social scene.
- Nightlife5/10
Nightlife is limited to local pubs within the small town, with more extensive options requiring travel to larger cities.
- Health/Wellness groups6/10
Local healthcare services and community facilities exist, though specialized wellness groups should be independently verified.
- Networking Opportunities4/10
Professional networking opportunities are limited locally and typically require travel to regional employment hubs.
- Tech-Hub Connectivity3/10
The town is not recognized as a major tech hub, so remote tech professionals should verify high-speed fiber availability.
Listing information
- Agent
- Donohoe Properties
- Phone
- 056 777 0400
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-3E8009HouseDelve · 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.