Coischoille, Jenkinstown, Kilkenny
€285,000
3 Bed~1 Bath~70 m²~BER G
What you'll like:
- Desirable Jenkinstown Location: Situated in a highly sought-after countryside area of County Kilkenny known for scenic beauty, offering buyers a peaceful rural lifestyle close to nature.
- Generous Site Area: Includes approximately 0.5 acres of land, providing ample outdoor space for gardens, landscaping, or potential structural extensions subject to necessary planning permissions.
- Proximity To City: Located only about a ten-minute drive from the Kilkenny City Ring Road, ensuring easy access to urban amenities, schools, shops, and employment centers.
- Renovation And Restoration Potential: Presents a superb opportunity for buyers looking to restore an old-world cottage and create a completely bespoke countryside residence tailored to their tastes.
- Extension Possibilities: The generous plot allows buyers to explore expanding the existing 70 square meter footprint significantly, subject to obtaining proper local authority planning approvals.
- Vacant Property Grants: Because the structure has been idle for many years, buyers should investigate potential eligibility for government vacant and derelict property refurbishment grant assistance.
- Subject To Planning Option: The property can potentially be acquired subject to planning permission, offering vital reassurance and financial protection to prospective purchasers before finalising the purchase.
- Near Local National School: Conveniently positioned close to a local National School, making this an appealing location for families with young children seeking a rural community environment.
- Recreational Wood Proximity: Close to Jenkinstown Wood and Park, which are renowned for mature woodland and scenic walking trails, enhancing the lifestyle appeal for outdoor enthusiasts.
- Character And Heritage: Features the unique architectural charm and old-world character of a traditional Irish cottage, which can be preserved and highlighted during the refurbishment process.
- Private Countryside Setting: Offers an attractive and tranquil setting away from heavy urban traffic, providing buyers with high levels of privacy and a serene domestic environment.
- Investment Upside: Successful renovation and modernization of a derelict property in a prime rural pocket typically offer strong potential capital appreciation upon project completion.
- Manageable Original Footprint: At 70 square meters, the initial structure is compact enough to keep initial demolition and core stabilization costs relatively straightforward for project managers.
- Flexible Development Options: Buyers have the freedom to either restore the historical structure or investigate alternative modern residential designs, subject to strict local planning guidelines.
- Established Neighborhood Context: Located within an established rural community that balances quiet countryside living with convenient proximity to established regional services and infrastructure.
- Clear Project Canvas: Being completely derelict allows buyers to design entirely new heating, plumbing, electrical, and insulation layouts without being restricted by dated existing installations.
- Outdoor Lifestyle Potential: The half-acre plot is ideal for keeping pets, establishing productive vegetable gardens, or creating custom outdoor dining and patio spaces for summer months.
- Scenic Access Routes: Approach roads and surrounding areas are framed by attractive Kilkenny countryside, contributing positively to daily commuting experiences and overall neighborhood desirability.
- Strong Local Demand: Properties with restoration potential in prestigious rural locations consistently attract robust interest from buyers seeking custom country homes in this specific county.
- Autonomous Utility Planning: The acquisition allows purchasers to install modern, high-efficiency private sewage treatment and water systems tailored to contemporary environmental and family standards.
But keep in mind:
- Extremely Poor Energy Rating: Holds a G BER rating, which indicates severe energy inefficiency and will necessitate a comprehensive, costly deep retrofit to achieve comfortable living standards.
- Derelict Initial Condition: The structure has been idle for many years and is in derelict condition, requiring a total overhaul of walls, roof timbers, and structural elements.
- Heavy Refurbishment Costs: Buyers must budget for extensive capital expenditure beyond the purchase price to address structural decay, dampness, roof failure, and modern building code compliance.
- Uncertain Grant Eligibility: Qualification for vacant or derelict property grants is not guaranteed and depends entirely on rigorous official approvals and meeting strict structural criteria.
- Planning Permission Risks: Any extension, redesign, or major structural alteration remains subject to local authority planning approval, carrying the risk of conditions or outright refusal.
- Restricted Floor Area: The current floor area is only 70 square meters, meaning substantial extensions will be mandatory for most modern families to achieve comfortable living space.
- Potential Structural Hazards: Due to prolonged vacancy, buyers must commission a detailed structural survey to check for severe timber rot, subsidence, stone wall destabilization, and roof collapse.
- Non-Existent Modern Utilities: Essential services such as electricity, water, and waste treatment may be disconnected, outdated, or require complete renewal to meet current regulatory standards.
- Asbestos And Hazardous Materials: Older vacant buildings frequently contain hazardous materials like asbestos or lead piping, which will require professional testing, safe removal, and disposal.
- Damp And Ventilation Issues: Long-term neglect typically results in severe rising damp, penetrating moisture, and mold growth, requiring aggressive damp-proofing and sub-floor ventilation remedies.
- Unmapped Boundary Verification: Buyers must verify exact property boundaries and legal title details with their solicitor to prevent future disputes regarding the 0.5-acre plot limits.
- Private Wastewater Treatment: The property likely requires a modern septic tank or proprietary wastewater treatment system, which can involve significant installation costs and percolation testing.
- Construction Inflation Pressures: Undertaking a major rural building project exposes the buyer to volatile construction material prices, labor shortages, and contractor scheduling delays.
- Temporary Accommodation Needs: Buyers will likely need to rent elsewhere during the lengthy renovation period, adding significant temporary living expenses to the overall project budget.
- Access And Narrow Roads: Rural approach roads to Jenkinstown may be narrow, presenting logistical challenges for heavy construction traffic, concrete mixers, and large delivery trucks.
- Lack Of Modern Insulation: Solid stone or early cavity walls lack insulation, requiring internal or external dry-lining systems that must be carefully installed to preserve historic fabric.
- Unverified Water Supply: If relying on a private well rather than a public mains connection, comprehensive water quality and flow testing must be conducted prior to purchase.
- Architectural And Engineering Fees: The complexity of a derelict restoration will necessitate hiring qualified architects, engineers, and conservation specialists, increasing professional service overheads.
- Contingency Budget Requirement: Unforeseen structural defects discovered during demolition will require a substantial contingency fund, frequently exceeding initial renovation estimates by twenty percent or more.
- Strict Local Housing Rules: County Kilkenny planning guidelines for rural housing may impose local need criteria or strict design restrictions that could complicate obtaining a modern rebuild permit.
Price positioning
?
- The asking price appears somewhat elevated for a derelict structure requiring a complete overhaul, though this may reflect strong underlying demand for rural sites in a highly desirable location close to the city.
- Signals pointing towards potential overvaluation include the very low floor area and poor energy rating of the existing cottage, which will necessitate significant capital expenditure before it becomes habitable.
- This pricing could be supported if buyers factor in potential state refurbishment grants for vacant and derelict properties, whereas severe construction inflation and planning uncertainty could undermine the proposed value.
- Relevance is also found in the half-acre site size and proximity to local woodland amenities, which heavily influence what buyers are ultimately willing to invest into a comprehensive restoration project.
Build Analysis
What we know from similar construction types
- The property is described as a derelict old-world cottage that has been idle for many years, indicating that it requires a complete structural overhaul, damp-proofing, and installation of all modern services.
- A buyer should investigate the structural integrity of the existing walls and roof, as prolonged vacancy typically leads to severe weathering, rot, and potential stone or mortar degradation.
- The listing notes potential to restore, extend, or replace the cottage subject to planning permission, so a buyer should consult with a local architect or planner regarding local planning restrictions in this rural area.
- The property may qualify for vacant and derelict property refurbishment grants, meaning a buyer should verify eligibility criteria and application processes prior to purchase.
- Services such as water, electricity, and wastewater treatment (e.g., septic tank) need to be thoroughly investigated for presence, condition, and compliance with current environmental standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G BER rating and the derelict condition of the 70 m² cottage, a standard energy retrofit alone is insufficient; a full reconstruction or comprehensive gut-renovation is required.
- Estimated deep-retrofit and full renovation costs for a derelict 70 m² property typically range from €100,000 to €150,000+, depending on the extent of structural rebuilding, foundation work, and the installation of high-efficiency heating and insulation systems to achieve a modern BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Cannot be accurately calculated at present because the property is currently a derelict, uninhabitable cottage with a G BER rating and no functioning heating system. Substantial renovation and installation of a heating source will be required.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting in Jenkinstown, generally well-removed from major heavy industrial centers, large-scale waste facilities, or active incinerators.
- As a rural area, any legacy agricultural or localized environmental concerns should be verified independently during standard property due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The location is set within an established inland countryside area of County Kilkenny, appearing generally elevated away from major coastal flood zones.
- Buyers should consult detailed Office of Public Works (OPW) flood maps to check for any localized surface water or minor stream risks on or near the half-acre site.
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 Jenkinstown area
SUTTONSRATH, JENKINSTOWN, KILKENNY
- Sale date
- Declared sale price
- €355,000.00
GRAGARA, JENKINSTOWN, KILKENNY
- Sale date
- Declared sale price
- €565,000.00
ESKER, JENKINSTOWN, KILKENNY
- Sale date
- Declared sale price
- €835,000.00
JENKINSTOWN HOUSE, JENKINSTOWN, KILKENNY
- Sale date
- Declared sale price
- €850,000.00
GRAGARA, JENKINSTOWN, CO. KILKENNY
- Sale date
- Declared sale price
- €133,500.00
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 €2,850.
- Solicitor legal fees: estimated between €1,500 and €3,500 plus outlay and VAT.
- Land registration fees: roughly €600 to €800 depending on the registry type.
- Property valuation fees: approximately €150 to €300 for a mortgage valuation if required.
- Surveyor fees: estimated between €600 and €1,200 depending on the level of detail required for the derelict cottage structure.
- Annual home insurance: roughly €500 to €1,000, though specialized vacant or derelict property policy rates should be investigated.
Forum Talk
What people are saying about this area
- Locals in the Jenkinstown area frequently highlight the peaceful, scenic countryside setting and the popularity of Jenkinstown Wood for walking and outdoor recreation.
- Community discussions often focus on the convenience of being roughly a ten-minute drive from Kilkenny City while maintaining a quiet rural atmosphere.
- Residents appreciate the proximity to local national schools, making the surrounding area appealing for families seeking a countryside lifestyle with amenities nearby.
- Interest in rural properties in County Kilkenny often centers on the potential for utilizing vacant and derelict property refurbishment grants for older, idle homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a derelict cottage requiring complete renovation, which poses significant safety hazards and makes it unsuitable for young children until extensive works are completed.
- Teenagers2/10
With a floor area of only 70 square metres and a completely derelict state, there is currently no habitable space or privacy suitable for teenagers.
- Multi-generational Living1/10
The tiny 70 m² footprint and derelict condition mean multi-generational living is impossible without a massive, approved extension or rebuilding project.
- Single Buyers6/10
For a single buyer with a vision, capital, and patience for a major renovation project, this represents an exciting opportunity to build a bespoke home.
- Couples6/10
An ideal project for a couple looking to take on a derelict cottage restoration and create their dream countryside home, subject to planning permission.
- Empty Nesters5/10
Empty nesters looking to downsize to a manageable rural footprint could enjoy the project, though the heavy construction work involved must be carefully considered.
- Retirees4/10
The need for a complete rebuild and heavy project management may not suit most retirees, unless they are outsourcing the entire construction process.
Work
3 areas- Remote Working5/10
Offers a quiet rural environment ideal for remote work once built, but buyers should verify local broadband and fiber connectivity availability.
- Hybrid Commuting6/10
Being approximately 10 minutes from the Kilkenny City Ring Road makes hybrid commuting manageable, depending on your wider travel requirements.
- Retired5/10
Peaceful rural setting appeals to retirees, but managing a heavy renovation project can be demanding.
Practical
8 areas- Ageing in Place3/10
The current derelict layout is entirely unsuitable, though a ground-floor extension could theoretically be designed for accessibility during a rebuild.
- Low Maintenance1/10
The property is a derelict cottage that has been idle for many years, requiring extensive remediation, construction, and ongoing upkeep.
- Secure Gated Entry3/10
Currently an open rural site, meaning any security gates would need to be installed as part of the redevelopment.
- Minimalist Design4/10
While the small footprint allows for a minimalist layout, achieving it requires a complete architectural redesign and build.
- Flexible Floor Plans4/10
The interior layout is currently constrained by its derelict cottage structure, though a rebuild offers a blank slate subject to planning.
- Heritage Home8/10
Described as a derelict old-world cottage with character, offering a classic heritage aesthetic if thoughtfully restored.
- Ecological Setup7/10
The 0.5-acre plot and rural setting provide a great opportunity to integrate eco-friendly heating, solar, and sustainable systems during the rebuild.
- Outdoor areas8/10
Comes with approximately 0.5 acres of outdoor space, offering fantastic potential for landscaped gardens and outdoor living once cleared.
Interests
9 areas- Gardening9/10
The approximately 0.5-acre site provides an expansive canvas for enthusiastic gardeners to develop extensive lawns, vegetable patches, and landscaping.
- Walking9/10
Proximity to Jenkinstown Wood and Park, renowned for mature woodland and scenic walks, offers fantastic opportunities for walking enthusiasts.
- Gym2/10
No gym facilities are on-site or immediately nearby, requiring travel into Kilkenny City for fitness centres.
- Cycling7/10
The scenic rural roads around Jenkinstown offer pleasant cycling routes, though caution is needed on narrow country lanes.
- Golf5/10
While the peaceful countryside setting is conducive to a relaxed lifestyle, buyers should verify the exact distance to the nearest golf courses in Kilkenny.
- Fishing5/10
The rural Kilkenny location may offer proximity to local rivers, but buyers should investigate specific local fishing rights and spots.
- Horse Riding8/10
The rural setting and half-acre plot with potential outbuilding space could appeal to equestrian enthusiasts looking for a country base.
- Water Sports2/10
Inland County Kilkenny lacks major water sports facilities locally, aside from potential river activities further away.
- Entertaining3/10
Currently impossible given the derelict state of the cottage, though future potential exists once the property is restored and extended.
Lifestyle
5 areas- Quiet Living10/10
Located in an attractive and peaceful countryside setting in Jenkinstown, offering exceptional tranquillity and privacy.
- Rural Living10/10
Set on approximately 0.5 acres in a quintessential rural County Kilkenny location surrounded by mature woodland.
- Village Living6/10
Close to local amenities like a national school and Jenkinstown Wood, though it is more of a countryside location than a traditional village hub.
- Coastal Living1/10
The property is located inland in County Kilkenny and is nowhere near the coast.
- Urban Living2/10
Situated in a rural area, though it benefits from being about a 10-minute drive from the Kilkenny City Ring Road.
Social
6 areas- Community Involvement6/10
Proximity to a local national school and Jenkinstown community elements offers a foothold for local integration.
- Café Culture3/10
Very limited local café options directly in Jenkinstown, requiring a trip into Kilkenny City for a vibrant café scene.
- Nightlife2/10
The immediate area is quiet and rural, with all significant nightlife options located in Kilkenny City.
- Health/Wellness groups3/10
Local wellness groups would likely need to be accessed in nearby Kilkenny City.
- Networking Opportunities2/10
A purely residential and rural location offering virtually no immediate professional networking opportunities.
- Tech-Hub Connectivity2/10
Not near any established tech hubs; buyers should verify internet speeds before committing to tech-heavy remote roles.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Published on HouseDelve
- 20 September 2026
- Correction
- Report an issue
HD-5856E5HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.