Cottage 38 Newhouse, Paulstown, KilkennyR95C7P6
Price on application
2 Bed~1 Bath~39 m²~BER G
What you'll like:
- Generous one-acre site: The property sits on a spacious plot approaching one acre, offering immense scope for gardening, outdoor living, and future landscaping projects.
- Convenient vehicular access: The site features direct vehicular access from the main road with the ability to drive completely around the cottage for ultimate convenience.
- Move-in ready condition: Recent upgrades mean the dwelling is immediately habitable while still providing exciting opportunities for further customisation and personal touches.
- Upgraded electrical wiring: The cottage has been recently rewired with comprehensive electrical improvements, reducing immediate maintenance burdens and ensuring modern safety standards are met.
- Enhanced thermal insulation: The walls have been dry-lined and insulation upgraded significantly to boost overall indoor comfort and retain warmth effectively throughout colder months.
- Dual heating systems: Residents benefit from a versatile central heating setup that incorporates both a reliable oil-fired boiler and a traditional back boiler.
- Retained traditional character: Original timber flooring remains well-preserved inside, adding authentic warmth, historical charm, and distinct visual appeal to the living areas.
- Modernized family bathroom: The bathroom features practical tiled flooring alongside a low-maintenance Enviroclad wall finish designed for easy daily upkeep and durability.
- Inviting traditional kitchen: The heart of the home boasts newly laid floor tiles and fitted units, successfully blending old-world cottage charm with contemporary functionality.
- Flexible interior layout: Connected rooms offer versatile accommodation options that can easily serve as bedrooms, a home office, or additional recreational living spaces.
- Substantial extension potential: The generous footprint of the plot and existing structure provide excellent opportunities to reconfigure or expand the accommodation subject to planning permission.
- Desirable single-storey living: The detached bungalow layout provides accessible, stairs-free accommodation that appeals strongly to downsizers and first-time buyers alike.
- Private countryside feel: Despite having direct road access, the nearly one-acre grounds ensure a private environment away from immediate urban crowding and congestion.
- Starter home opportunity: The property represents an ideal purchase for first-time buyers seeking an affordable entry point with tangible long-term value-add potential.
- Practical utility area: A dedicated small utility space connects the kitchen efficiently to the bathroom, streamlining daily household chores and appliance placement.
- Charming historical roots: Originally constructed circa 1940, the dwelling carries unique historical provenance that appeals to buyers who appreciate mid-century cottage architecture.
- Accessible main road location: Situated just past a local landmark on the main Carlow Road, the address ensures straightforward navigation and commuting connections.
- Low-density surrounding area: The local setting offers a peaceful rural ambiance while maintaining practical proximity to regional towns and essential transport links.
- Adaptable multi-use rooms: The layout includes spaces of varying sizes that allow occupants to tailor room functions to changing lifestyle needs over time.
- Strong future appreciation scope: Combining land size, structural upgrades, and expansion capacity, the property offers clear avenues for boosting equity through thoughtful improvements.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, indicating severe thermal inefficiency and high potential heating costs that require immediate investigation.
- Compact floor area: Measuring only 39 square meters, the internal footprint is exceptionally small, which may feel restrictive for growing families or long-term living.
- Major insulation work needed: Despite recent dry-lining efforts, the G energy rating suggests underlying thermal performance issues that likely demand comprehensive retrofitting.
- Potential heating system costs: Relying on oil and a back boiler could result in high fuel consumption given the poor energy rating of the overall building fabric.
- Planning permission hurdles: Any future plans to extend or significantly alter the cottage will be subject to strict local planning authority approval and regulations.
- Main road proximity risks: Direct access from a busy main road may introduce traffic noise, safety concerns for pets or children, and potential vehicle exhaust pollution.
- Unverified title status: Buyers must carefully instruct their legal representatives to verify all property certificates, boundaries, and title documents for complete accuracy.
- Limited existing bathroom count: With only one bathroom servicing the dwelling, busy households may experience morning bottlenecks and privacy constraints.
- Historic structure maintenance: Built circa 1940, older traditional cottages often conceal hidden structural issues such as dampness, timber rot, or aging foundations.
- Septic tank verification needed: Buyers should thoroughly investigate wastewater arrangements, including the presence, condition, and regulatory compliance of any private septic tank.
- Water supply due diligence: It is essential to verify whether the property relies on a private well or a public mains connection, along with testing water quality.
- Restricted storage space: The diminutive 39 square meter size offers minimal built-in storage, likely requiring external outbuildings or sheds for belongings.
- Boundary verification required: Given the large site area, buyers must inspect definitive boundary markers to ensure no encroachments or land disputes exist.
- Heating efficiency uncertainty: The combination of older construction methods and a G energy rating means heating systems may struggle to maintain consistent temperatures.
- Ventilation and damp checks: Traditional cottages with added dry-lining can sometimes trap moisture, making professional checks for hidden condensation essential.
- Appliance and wiring inspection: While electrical works were recently upgraded, a thorough independent snag list and electrical survey should still be commissioned prior to purchase.
- Potential retrofit expenses: Bringing a G-rated property up to modern comfort and efficiency standards could require substantial capital investment beyond the initial purchase price.
- Limited local amenities walking distance: The rural roadside setting may lack immediate pedestrian-friendly access to shops, schools, and healthcare facilities.
- Roof structure evaluation: Prospective buyers should inspect the roof timbers and coverings closely to ensure there are no hidden leaks or structural sagging.
- Future development constraints: Local planning policies in rural areas can sometimes restrict the scale and nature of residential extensions, limiting future development ambitions.
Price positioning
?
- The asking price may appear slightly undervalued when considering the generous plot size of nearly an acre, although the compact floor area and poor energy rating introduce notable trade-offs for prospective buyers.
- Upward valuation signals stem from recent interior upgrades, rewiring, insulation improvements, and extensive outdoor grounds offering significant expansion potential, while downward pressure is exerted by the challenging energy performance rating.
- Potential buyers might support a higher valuation due to the move-in-ready condition and excellent vehicular access, whereas substantial renovation costs required to improve energy efficiency could undermine aggressive pricing strategies.
- Relevant market dynamics include localized demand for rural traditional dwellings with sizeable land plots, balancing against modern regulatory expectations for residential energy upgrades and overall structural modernization.
Build Analysis
What we know from similar construction types
- The property is a traditional detached cottage originally constructed circa 1940 with subsequent extensions and upgrades, including dry-lined walls, a rewired electrical system, and a dual oil-fired and back-boiler central heating setup.
- Despite listing mentions of upgraded insulation and dry-lining, the property carries a poor G BER rating, which suggests that significant thermal inefficiencies may remain in uninsulated sections such as the original floor structures, roof spaces, or older window and door joinery.
- Buyers should investigate the structural integrity and damp-proofing of the older 1940s portion, as older stone or early concrete-block cottages commonly lack adequate damp-proof courses.
- Given that the cottage has been extended, buyers should verify that all necessary planning permissions, building regulations compliance certificates, and structural engineer sign-offs are in place for the extension and any alterations.
- The substantial site of nearly an acre offers significant potential for future extensions or outbuildings, but any future development will be subject to local planning policies and septic tank or percolation suitability assessments.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G BER rating and a floor area of 39 m², a comprehensive deep retrofit is estimated to cost between 30,000 and 50,000 euro.
- The reasoning includes upgrading roof, floor, and remaining wall insulation, replacing older single or double-glazed windows and exterior doors with high-performance units, installing a modern renewable heating system such as an air source heat pump, and addressing airtightness and ventilation to drastically improve the energy performance certificate.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 euro to 2,500 euro.
- Explanation: Despite recent insulation upgrades and dry-lined walls, the property holds a G BER rating, indicating poor overall energy efficiency. The heating system relies on an oil-fired boiler and back boiler, meaning heating costs are likely to be higher than average for a 39 m² property until further energy upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a predominantly rural countryside setting with no major heavy industrial zones, heavy manufacturing facilities, or active incinerators in immediate proximity.
- Any historical land uses or local agricultural activities should be verified independently, though the area generally presents a low risk of legacy industrial pollution.
Flood Safe
8/10Water overflow reports to follow up
- The property benefits from an elevated or rural landscape position that typically experiences a low overall likelihood of significant pluvial or fluvial flooding.
- Localised surface water accumulation during extreme weather events should be investigated and verified by prospective buyers as part of standard pre-purchase due diligence.
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 Paulstown area
11 MARBLE COURT, PAULSTOWN, KILKENNY
- Sale date
- Declared sale price
- €363,000.00
GOWRAN RD, PAULSTOWN, KILKENNY
- Sale date
- Declared sale price
- €550,000.00
54 MARBLE COURT, PAULSTOWN, KILKENNY
- Sale date
- Declared sale price
- €265,000.00
COURLEIGH, PAULSTOWN, KILKENNY
- Sale date
- Declared sale price
- €470,000.00
33 WHITEHALL, PAULSTOWN, KILKENNY
- Sale date
- Declared sale price
- €260,000.00
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: Typically 1% of the purchase value for residential properties up to 1 million euro, or 2% for amounts exceeding that threshold.
- Solicitor legal fees: Generally range between 1,500 euro and 3,000 euro plus VAT and outlays, depending on the complexity of the conveyance.
- Land registration fees: Approximately 175 euro to 700 euro depending on the value of the property and registration type.
- Property valuation fees: Usually between 150 euro and 300 euro, often required by mortgage lenders.
- Surveyor fees: Generally range from 500 euro to 1,200 euro depending on the depth of the structural survey requested.
- Annual home insurance: Estimated between 400 euro and 900 euro per year depending on the policy coverage and rebuilding cost.
Forum Talk
What people are saying about this area
- Local residents in the Paulstown area frequently discuss rural community updates, traffic management along the main Carlow Road, and local amenities.
- Community forums often highlight the appeal of traditional countryside living combined with proximity to local landmarks like Paddy's Pub.
- Discussions in regional Kilkenny groups frequently center around rural housing renovations, energy efficiency upgrades, and planning permissions for extensions.
- Local infrastructure topics often include road safety measures and public transport connectivity linking Paulstown to larger nearby towns and cities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The generous nearly one-acre site offers plenty of outdoor play space, but the compact 39 m² floor area provides limited indoor space for growing families.
- Teenagers3/10
With only 39 m² of living space and a two-bedroom layout, accommodating teenagers would be extremely cramped and lack personal privacy.
- Multi-generational Living2/10
The small footprint of 39 m² makes multi-generational living unfeasible without substantial extensions.
- Single Buyers8/10
A move-in-ready traditional cottage with a large garden and expansion potential makes an excellent starter home for a single buyer.
- Couples7/10
Cozy and manageable with modern interior updates, though the limited square footage may feel tight for two people long-term unless extended.
- Empty Nesters8/10
Single-level layout and low-maintenance indoor finishes suit downsizers well, provided they enjoy maintaining a large garden plot.
- Retirees7/10
The single-storey design aids accessibility, but the rural location and garden upkeep requirements should be considered by retirees.
Work
3 areas- Remote Working6/10
Flexible rooms offer space for a home office setup, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting5/10
Accessible via the main road network, but commuting distances to major employment hubs should be factored in.
- Retired8/10
Single-level accommodation is ideal for retirement, provided garden maintenance is manageable.
Practical
8 areas- Ageing in Place7/10
Single-storey layout is beneficial for avoiding stairs as one ages, though buyers should verify accessibility features.
- Low Maintenance6/10
Recent interior upgrades like dry-lining and rewiring reduce indoor maintenance, though the one-acre grounds will require ongoing upkeep.
- Secure Gated Entry3/10
Property features direct road access rather than an established secure gated entrance.
- Minimalist Design5/10
Small footprint aligns with minimalist living, but traditional cottage features retain a rustic rather than minimalist aesthetic.
- Flexible Floor Plans6/10
Offers flexible rooms that can serve as bedrooms, living spaces, or home offices, with potential to extend subject to planning permission.
- Heritage Home8/10
Originally constructed circa 1940 with original timber flooring retained, offering genuine traditional cottage character.
- Ecological Setup3/10
Features a G energy rating, indicating poor thermal efficiency despite upgraded insulation, meaning buyers should investigate further energy improvements.
- Outdoor areas9/10
Extensive grounds extending to almost one acre provide outstanding scope for gardens, outdoor living, and parking.
Interests
9 areas- Gardening9/10
The property features an expansive site extending to almost one acre, offering exceptional scope for landscaping and gardens.
- Walking7/10
Rural roads surrounding the property offer pleasant outdoor walking opportunities.
- Gym3/10
There is no dedicated home gym space within the 39 m² floor area, and commercial gym facilities will require driving.
- Cycling6/10
Quiet rural surroundings offer routes for cycling, though proximity to the main road requires caution.
- Golf4/10
Access to golf courses will require travel, as typical for this rural Kilkenny location.
- Fishing5/10
Proximity to local waterways in the wider region offers reasonable fishing potential for enthusiasts.
- Horse Riding6/10
The rural setting and large plot size could potentially support equestrian interests, subject to further setup.
- Water Sports2/10
Inland location provides little to no immediate access to water sports infrastructure.
- Entertaining6/10
The substantial outdoor grounds are fantastic for warm-weather entertaining, though indoor gathering space is restricted by the small floor area.
Lifestyle
5 areas- Quiet Living8/10
Situated on a generous private site offering a peaceful, traditional countryside environment away from urban density.
- Rural Living9/10
Set on nearly an acre of grounds in a traditional rural setting near Paulstown, Kilkenny.
- Village Living6/10
Close enough to local amenities while retaining a distinct countryside character rather than a tight village community feel.
- Coastal Living1/10
Located inland in County Kilkenny, far away from any coastal areas.
- Urban Living2/10
Rural property offering a countryside lifestyle rather than city or town center convenience.
Social
6 areas- Community Involvement6/10
Proximity to local landmarks like Paddy's Pub provides a touchpoint for community connection.
- Café Culture3/10
Rural location lacks immediate walking-distance cafés, requiring travel to nearby towns.
- Nightlife2/10
Very limited nightlife options in the immediate rural vicinity.
- Health/Wellness groups4/10
Local wellness groups will generally require traveling to nearby population centers.
- Networking Opportunities2/10
Rural setting offers virtually no professional networking hubs nearby.
- Tech-Hub Connectivity2/10
Away from major urban tech centers, making local tech-hub networking impractical.
Listing information
- Agent
- Fran Grincell Properties
- Phone
- 056 - 7715000
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-7BEF19HouseDelve · 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.