
Dysertmore Estate, Inistioge, Co. KilkennyX91E519
€3,950,000
1003 m²~BER G
What you'll like:
- Vast acreage: The estate spans approximately 97.22 hectares, offering exceptional privacy, sprawling grazing pastures, and expansive mature woodlands for recreational use.
- River frontage: Enjoy approximately 1.65 kilometres of scenic frontage along the River Nore, complete with a private boat quay and stunning natural views.
- Historic main residence: The c. 1815 Georgian home features grand proportions, over 1,000 square metres of historic charm, and magnificent original architectural details.
- Period architectural features: The interior retains exquisite original timber sash windows, intricate ceiling cornicing and plasterwork, and authentic marble fireplaces throughout.
- Charming gate lodge: A separate mid-19th-century two-bedroom stone lodge at the entrance provides wonderful additional accommodation for guests, staff, or potential rental income.
- Workers village potential: A dedicated outbuilding cluster with recently re-slated roofs offers exciting development opportunities for additional living spaces or guest quarters.
- Equestrian facilities: A traditional stone stable block housing 14 stables and a tack room presents an authentic setting for horse enthusiasts or conversion projects.
- Designed historic gardens: Front gardens were originally laid out by Marguerite Solly-Flood, offering beautifully landscaped plant species, mature shrubs, and an enchanting environment.
- Productive walled garden: A dedicated planted walled garden area provides an ideal private space for cultivating flowers, fruits, and vegetables sustainably.
- Cellar and storage: Substantial basement spaces include a functional wine cellar and various storage rooms, maintaining the historic utility of the main residence.
- Staff annex integration: An attached staff annex offers flexible layout options for managing the extensive property operations or accommodating visiting guests seamlessly.
- Diverse natural landscape: The combination of open grasslands and dense woodlands creates a rich sanctuary for local flora, fauna, and diverse biodiversity.
- Private woodland drive: A long, secluded woodland driveway ensures complete peace and tranquility, shielding the main house from public view and traffic noise.
- Proximity to Thomastown: Situated a short drive from Thomastown, buyers gain convenient access to a vibrant local craft, culinary scene, and daily amenities.
- Cultural access: Convenient driving distance to Kilkenny City allows residents to enjoy Michelin-starred dining, cultural galleries, and the renowned annual arts festival.
- Golf destination proximity: The world-class golf course and luxury heritage amenities at Mount Juliet Estate are located within a convenient twenty-seven-minute drive.
- Transport connectivity: The nearby M9 motorway offers efficient road connections, making Dublin City Centre and Dublin Airport reachable within two hours.
- Agricultural potential: Over 112 acres of rich grazing pasture provide viable opportunities for livestock farming, agricultural leasing, or equestrian grazing use.
- Private boat access: The private boat quay offers a dedicated launching point for water-side leisure activities and peaceful picnics along the scenic riverbanks.
- Freehold tenure: The property is offered as a freehold title with vacant possession available upon closing, facilitating a straightforward legal acquisition process.
But keep in mind:
- Extremely poor BER rating: The property holds a G energy rating, indicating severe thermal inefficiency that will require substantial energy upgrades and financial investment.
- Outdated heating system: The main residence relies on background storage heaters and requires a complete modernization of its heating infrastructure to meet contemporary living standards.
- Extensive maintenance costs: Managing a historic estate of this scale requires a continuous, substantial financial commitment for structural preservation and grounds upkeep.
- Private water supply: The estate utilizes its own spring water source, meaning the buyer should test water quality and inspect filtration systems during due diligence.
- Private sewage treatment: Wastewater is managed via a reed septic system, requiring a thorough professional inspection to confirm current regulatory compliance and operational capacity.
- No fishing rights: Despite extensive river frontage along the River Nore, the property sale explicitly includes no fishing rights for this stretch of water.
- Listed building considerations: Period features and historic status may impose strict planning restrictions on any renovation, modernization, or conversion works attempted.
- High heating demands: The massive square footage combined with historic single-glazed sash windows will likely result in exceptionally high winter energy bills.
- Significant refurbishment scope: Multiple ancillary structures, including the workers village and outbuildings, require comprehensive internal renovation before becoming habitable.
- Rural isolation logistics: The secluded woodland setting means daily commutes for schooling, shopping, and professional services will require significant driving time.
- Extensive boundary upkeep: Maintaining 240 acres of mixed woodland, pastures, and riverbanks involves substantial fencing, tree surgery, and boundary management obligations.
- Uncertain outbuilding compliance: The outbuildings earmarked for development should be thoroughly checked for existing planning permissions and structural integrity before undertaking projects.
- Basement damp management: Historic basements and wine cellars are prone to moisture ingress, requiring careful inspection for dampness, drainage, and ventilation issues.
- Roof and timber checks: Historic timbers in both the main house and outbuildings should undergo rigorous surveys by a conservation specialist to check for rot or pest damage.
- Security management: The expansive acreage and multiple entry points, including the gate lodge, present unique estate security challenges that require a comprehensive system upgrade.
- Staff management overhead: Managing staff quarters, annexes, and large grounds requires robust operational planning and potential employment compliance considerations.
- Access rights complexity: Prospective buyers must carefully inspect title deeds for any mapped rights of way crossing the estate grounds to ensure privacy isn't compromised.
- Limited local airports: While Waterford Airport is nearby, international travel heavily relies on Dublin Airport, which is nearly a two-hour drive away under optimal traffic.
- Fixture inventory ambiguity: Fixtures and fittings are available strictly on request, meaning buyers must negotiate separately for items not permanently attached to the structure.
- Substantial capital outlay: Beyond the multi-million euro asking price, the buyer must budget heavily for immediate energy retrofitting, conservation repairs, and ongoing estate upkeep.
Price positioning
?
- The asking price for this expansive historic estate appears somewhat modest given the vast scale of land and significant floor area included, suggesting potential undervaluation per acre despite necessary renovation work.
- Valuation signals are mixed due to the extensive 240 acres of pasture and mature woodland combined with river frontage, which typically commands a substantial premium in the country homes market.
- Potential factors supporting this price point include the poor G energy rating and substantial capital required to modernise the historic buildings, whereas unique architectural features could support higher value.
- Relevant considerations involve the substantial footprint of the main residence and secondary structures like the gate lodge and stables, which offer considerable development upside for future residential use.
Build Analysis
What we know from similar construction types
- The main residence dates back to circa 1815, featuring traditional period elements such as original timber sash windows, intricate cornicing, ceiling plasterwork, and original marble fireplaces, which require specialist maintenance.
- The property includes a historic gate lodge, a separate workers' village with potential for development, and traditional stone stables, all of which should be surveyed for structural integrity and compliance.
- Services include a private spring water supply and a reed septic system, both of which require thorough investigation regarding capacity, water quality, and regulatory compliance.
- The heating system in the main residence relies on storage units and requires complete modernization, including the installation of a new heating infrastructure.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the G rating, large scale of the historic main residence (approx. 1,003 square meters), and protected or period features like timber sash windows, a deep retrofit to bring the property to a modern energy standard would be exceptionally complex and costly.
- Upgrading the building fabric of a historic structure of this size typically requires specialized conservation techniques (such as internal or external insulation alternatives that preserve historic facades), complete heating system replacement, and upgrading ventilation and renewable energy integration, likely running into hundreds of thousands of euros.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Due to the very poor G energy rating, the massive 1,003 m² floor area, and the requirement for a completely updated heating system, heating costs will be exceptionally high and should be investigated by the buyer.
- Given the current reliance on outdated background storage heaters and an oil-fired Aga, annual heating and hot water costs for a property of this size could easily range from €10,000 to €15,000+ depending on usage and future energy retrofits.
Pollution Safe
9/10Environmental situation to investigate
- The estate is situated in a highly rural, agricultural, and heavily wooded environment, far removed from heavy industrial zones, major waste incinerators, or active landfills.
- Any potential legacy agricultural runoff or localized septic system impacts should be verified by a prospective buyer during standard environmental due diligence.
Flood Safe
7/10Water overflow reports to follow up
- While the vast majority of the extensive 240-acre estate sits safely on elevated land and rolling countryside, the property features approximately 1.65 km of frontage directly along the River Nore.
- Low-lying sections immediately adjacent to the riverbank may carry a risk of seasonal high water levels or localized flooding, which should be inspected and verified.
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 Inistioge area
WOODSTOCK, INISTIOGE, KILKENNY
- Sale date
- Declared sale price
- €185,500.00
THE BEECHES, DEERPARK, INISTIOGE
- Sale date
- Declared sale price
- €725,000.00
CLUEN, INISTIOGE, CO KILKENNY
- Sale date
- Declared sale price
- €650,000.00
KILCROSS, INISTIOGE, CO. KILKENNY
- Sale date
- Declared sale price
- €7,620.00
FOREST HILLS, INISTIOGE, KILKENNY
- 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
- Stamp duty: Given the asking price of €3,950,000, stamp duty is typically calculated at 1% on the first €1,000,000 and 2% on the balance, resulting in approximately €79,000.
- Solicitor legal fees: Estimated between €10,000 and €25,000 plus VAT, varying significantly based on the complexity of title investigations for a historic multi-unit estate.
- Land registration fees: Property Registration Authority of Ireland fees will likely range between €1,000 and €2,000 depending on the exact value and number of folios involved.
- Property valuation fees: A formal valuation for a large estate of this scale will likely range from €1,500 to €3,000.
- Surveyor fees: Comprehensive structural and architectural surveys for a 1,003 m² historic residence and multiple outbuildings can range from €5,000 to €10,000 or more.
- Annual home insurance: Due to the historic nature, large floor area, and unique assets of the estate, annual premiums should be verified with specialist insurers and could easily exceed €5,000 to €10,000.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the picturesque beauty and historical significance of estates along the River Nore in County Kilkenny.
- Community forums often highlight Inistioge as a scenic, tranquil village with strong local community engagement and tourism appeal.
- Discussions regarding rural Kilkenny properties often touch upon the balance between maintaining historic Georgian architecture and upgrading energy systems.
- Local interest groups frequently share news about regional heritage trails, woodland conservation, and outdoor amenities near Thomastown and New Ross.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The expansive 240-acre estate provides an incredible, secure natural playground for young children to explore woodlands and gardens, though parents should note the proximity to open water along the River Nore and the need for interior modernisation.
- Teenagers6/10
Teeners will appreciate the vast independent space, outdoor pursuits, and the separate gate lodge or staff annex, though the rural and isolated setting means they will be heavily reliant on parents for transport to social hubs and towns.
- Multi-generational Living9/10
Exceptionally well-suited for extended families, featuring a historic eight-bedroom main residence, an independent two-bedroom gate lodge, and a workers village with conversion potential for additional accommodation.
- Single Buyers2/10
Managing a massive 1,003 m² historic Georgian estate with 240 acres alone would be overwhelmingly demanding and financially burdensome in terms of upkeep and grounds maintenance.
- Couples6/10
Offers a romantic, highly private sanctuary for couples who appreciate historic properties and rural seclusion, though the sheer scale of the estate requires a shared passion for country living and property management.
- Empty Nesters6/10
Provides a magnificent retreat for empty nesters looking to host visiting family, though the large footprint and older infrastructure mean significant ongoing management and maintenance.
- Retirees5/10
While the single-level flow of the main ground floor and serene environment appeal to retirees, extensive stairs, multi-level layouts, basement storage, and rural isolation present challenges for ageing in place without dedicated staff.
Work
3 areas- Remote Working8/10
Features dedicated studies and office spaces within both the main residence and the gate lodge, making it ideal for remote work, though buyers should verify local broadband speed capabilities.
- Hybrid Commuting3/10
With Dublin Airport and City Centre nearly two hours away by car, hybrid commuting on a frequent basis would be highly challenging and exhausting.
- Retired7/10
Provides a serene, beautiful, and secure environment for retirement, though the immense scale of the property and need for ongoing maintenance mean retirees will likely require estate management help.
Practical
8 areas- Ageing in Place4/10
While the property has single-level ground floor rooms, the multi-story layout, basement, large grounds, and rural isolation mean ageing in place requires significant adaptation and live-in assistance.
- Low Maintenance1/10
A historic 1,003 m² estate set on 240 acres with extensive woodlands, 14 stables, a walled garden, and a G-rated BER requiring heating system modernisation represents a very high-maintenance commitment.
- Secure Gated Entry9/10
Exceptionally secure and private, accessed via a long private woodland driveway, a charming gate lodge at the entrance, and impressive main estate gates.
- Minimalist Design1/10
The property is the antithesis of minimalism, rich in historic Georgian grandeur, original timber sash windows, intricate cornicing, marble fireplaces, and classic period features.
- Flexible Floor Plans7/10
Offers substantial flexibility across the main residence, an attached staff annex, a two-bedroom gate lodge, and a workers village with strong potential for further residential conversion.
- Heritage Home10/10
A true historic Georgian country home dating back to circa 1815, brimming with authentic period details, original proportions, and deep historical significance.
- Ecological Setup8/10
Set within 120 acres of mature woodlands and managed pastures supporting rich flora and fauna, though the property relies on an own spring water source and a reed septic system, and carries a G energy rating.
- Outdoor areas10/10
Unmatched outdoor amenities including 240 total hectares featuring manicured historic gardens, a walled garden, 112 acres of grazing pastures, extensive woodlands, and river frontage.
Interests
9 areas- Gardening10/10
A gardener's dream, featuring manicured formal gardens originally laid out by Marguerite Solly-Flood, mature specimen trees, and an extensive planted walled garden ideal for cultivating flowers and produce.
- Walking10/10
Endless walking opportunities directly on the doorstep, with private woodland paths, a picturesque trail lined with wild garlic leading to the River Nore, and 240 acres to explore.
- Gym2/10
There is no built-in commercial fitness facility on site, and residents must rely on setting up a home gym in the expansive floor space or travelling to nearby towns.
- Cycling7/10
The estate's internal private driveway, woodland tracks, and surrounding quiet country roads offer great cycling routes, though rural hills and lack of segregated cycle lanes require caution.
- Golf8/10
Located just 21 kilometers from the world-renowned Mount Juliet Estate, offering exceptional championship golf facilities within a reasonable driving distance.
- Fishing5/10
While the estate boasts 1.65 km of scenic frontage onto the River Nore and a private boat quay, buyers should verify that no fishing rights are associated with this specific section of the river.
- Horse Riding10/10
Superbly equipped for equestrian enthusiasts, featuring historic stables with 14 stalls, a tack room, a traditional stone courtyard, and vast pastures and woodlands well-suited for hacking horses.
- Water Sports4/10
Direct access to the River Nore via a private boat quay allows for light boating, kayaking, or picnics by the water, but it is not suitable for high-intensity water sports.
- Entertaining10/10
Magnificent spaces for hosting guests, featuring grand formal reception rooms, an expansive drawing room, library, formal dining room, extensive manicured gardens, and multiple guest accommodation options.
Lifestyle
5 areas- Quiet Living10/10
The property offers absolute tranquility and privacy, set behind a long private woodland driveway on 240 acres of picturesque Irish countryside with virtually no nearby urban disturbance.
- Rural Living10/10
The quintessential rural estate experience, combining 112 acres of grazing pastures, 120 acres of mature woodlands, river frontage, stables, and a historic working farm courtyard.
- Village Living6/10
While entirely private, the estate is located a short drive from charming and culturally rich communities like Inistioge and Thomastown, striking a balance between seclusion and local village access.
- Coastal Living2/10
This is strictly an inland river valley and countryside property, offering no proximity or access to the coast or marine environments.
- Urban Living1/10
Completely removed from city life, located deep in the Kilkenny countryside with the nearest small towns several kilometers away and cities like Kilkenny or Waterford a 40-minute drive.
Social
6 areas- Community Involvement5/10
Offers access to active local communities in Inistioge and Thomastown, but true integration into rural community life requires deliberate effort given the estate's private and isolated setting.
- Café Culture5/10
Proximity to Thomastown, celebrated for its vibrant culinary and craft scene, provides good local café options within a 20-minute drive.
- Nightlife2/10
Very limited nightlife options in the immediate rural vicinity, requiring a drive into Kilkenny City for a broader selection of bars and entertainment.
- Health/Wellness groups4/10
Wellness opportunities are primarily self-directed through nature walks and yoga or fitness routines practiced on-site, with formal group classes located in nearby towns.
- Networking Opportunities3/10
Professional networking is sparse locally, requiring travel to Kilkenny or Dublin, though the property itself is grand enough for high-profile private hosting.
- Tech-Hub Connectivity2/10
Located in a deeply rural country setting far from major urban tech hubs, making buyers heavily dependent on satellite or rural broadband solutions.
Listing information
- Agent
- Sherry FitzGerald Country Homes, Farms & Estates
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-0A7FD5HouseDelve · 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.