Farmhouse On 9.1 Acres, Kilmog, KilkennyR95Y8ER
€295,000
180 m²~BER A1
What you'll like:
- Substantial land holding: The property includes 9.1 acres of permanent pasture laid out in one large field, offering exceptional space for hobby farming, equine use, or absolute privacy.
- Proximity to city: Located only 3.8km south of the Kilkenny City Ring Road, providing very convenient access to urban amenities, schools, and employment.
- Historic outbuildings: Features adjacent cut stone out offices that add traditional character and present excellent potential for conversion or agricultural storage.
- Future modernization potential: The two storey detached farmhouse allows a buyer to completely customize the interior layout and finishes to create a personalized dream home.
- Grant eligibility potential: The dwelling potentially qualifies for the Vacant Property Refurbishment Grant, which could provide substantial financial support for renovation works.
- Established boundaries: The land is bordered by well defined mature hedgerows, enhancing privacy and providing natural shelter for livestock or outdoor activities.
- Accessible location: Situated a short drive north of Kells Village, balancing peaceful rural living with strong regional connectivity via local road networks.
- Detached rural privacy: Offering a detached farmhouse setting with extensive surrounding land, avoiding close neighbors and urban noise pollution.
- Auction acquisition opportunity: Offered via public auction, giving motivated buyers a transparent and definitive timeline to secure the holding.
- Agricultural flexibility: The permanent pasture holding is suitable for grazing various livestock or establishing sustainable small-scale agricultural projects.
- Investment upside: Purchasing a structurally substantial farmhouse with acreage below market entry points leaves strong potential for value addition upon completion.
- Scenic rural surroundings: Nestled in the Kilmog area of Kilkenny, providing picturesque countryside views and a tranquil pastoral environment.
- Dual agent representation: Listed through joint selling agents, ensuring multiple points of contact for comprehensive details, maps, and viewing arrangements.
- Equine suitability: The combination of substantial acreage and traditional outbuildings makes this an ideal setup for horse owners or equestrian enthusiasts.
- Expansion capacity: With 180 square meters of existing floor area plus surrounding land, there is ample scope for thoughtful extension subject to planning.
- Traditional architectural style: The detached farmhouse structure features classic rural proportions that will appeal to buyers seeking authentic country heritage.
- Single-field layout: The 9.1-acre holding is arranged in one cohesive single field, simplifying grazing management, machinery access, and boundary upkeep.
- Strategic regional positioning: Kilkenny's strong tourism, commercial, and cultural base is within minutes, supporting long-term property desirability and value retention.
- Privacy buffer: Owning over nine acres creates a substantial buffer zone around the main residence, shielding the property from neighboring roads.
- Custom landscaping potential: The large grounds offer a blank canvas for establishing extensive gardens, orchards, paddocks, or recreational outdoor spaces.
But keep in mind:
- Complete refurbishment required: The dwelling is in need of complete refurbishment, meaning buyers must budget significantly for extensive structural and cosmetic repairs.
- Uncertain grant approval: Qualification for the Vacant Property Refurbishment Grant is only potential and must be formally verified by the local authority before relying on funds.
- Hidden structural defects: Unoccupied or dated farmhouses often conceal damp, rot, outdated wiring, and plumbing issues that require thorough pre-purchase engineering surveys.
- Auction purchase risks: Buying at public auction typically requires unconditional contracts and a non-refundable deposit on the fall of the hammer, leaving no time for post-bid renegotiation.
- Services and utilities unknown: The availability and condition of private water wells, septic tanks, and grid electricity connections must be professionally inspected prior to bidding.
- Planning permission hurdles: Securing planning consent for major renovations, extensions, or commercial use of outbuildings within a rural zoning area can be complex and costly.
- Zoning and land restrictions: Buyers should investigate local county development plans to ensure no restrictive agricultural or environmental zonings impede future project plans.
- Access and right of way: Legal advisors must meticulously check all maps, title deeds, and rights of way to confirm clear and undisputed access from the public road.
- Boundary fence maintenance: The condition of the mature hedgerows and perimeter fencing requires physical inspection to determine if immediate stock-proofing is necessary.
- Wastewater treatment compliance: Existing septic tank systems may fail modern environmental standards, necessitating a costly upgrade to a compliant wastewater treatment plant.
- Insulation and energy upgrades: Although listed with a high BER rating in the data, a completely derelict farmhouse requiring total refurbishment will need careful verification of energy compliance.
- Asbestos and hazardous materials: Older rural properties frequently contain asbestos, lead piping, or old chemical residues in outbuildings that require safe professional removal.
- Lack of fitted amenities: With bathrooms and bedrooms unprovided in the core data, the home is currently uninhabitable and will not qualify for standard residential mortgages.
- Additional holding costs: Holding 9.1 acres of agricultural land incurs ongoing land management duties, weed control obligations, and potential local tax liabilities.
- Drainage and soil quality: Buyers should inspect the pasture land during wetter months to ensure adequate natural drainage and prevent waterlogging across the nine acres.
- Local development constraints: Rural housing policies in Kilkenny often enforce strict occupancy rules or design guidelines that could impact proposed architectural changes.
- Contract readiness expense: Preparing for an auction requires paying for independent legal reviews, structural surveys, and tender insurance well before the auction date.
- Market competition: High-profile rural holdings with acreage attract intense interest from hobby farmers and developers, potentially driving auction prices above initial expectations.
- Absence of interior layout details: With bedroom and bathroom counts not provided, buyers must rely entirely on physical viewings to assess functional family livability.
- Remote maintenance logistics: Managing a significant rural renovation project from a distance requires reliable local contractors and careful oversight to avoid costly overruns.
Price positioning
?
- The asking price appears attractively valued when considering the substantial landholding of over nine acres included with the detached farmhouse structure, offering considerable agricultural or equestrian potential for prospective buyers.
- Strong valuation signals are provided by the inclusion of extensive acreage and traditional cut stone outbuildings, though these are heavily offset by the requirement for complete internal and structural refurbishment across the dwelling.
- Market support for this pricing level hinges on successful utilization of vacant property refurbishment grants, while potential risks involve unexpectedly high construction inflation and regulatory hurdles associated with rural renovation projects.
- Additional factors influencing the positioning include the exceptionally convenient proximity to the city ring road and the rare opportunity to secure a private rural footprint with substantial surrounding permanent pasture.
Build Analysis
What we know from similar construction types
- The property is described as a substantial two-storey detached farmhouse in need of complete refurbishment, accompanied by adjacent cut-stone out offices.
- The listing mentions that the dwelling potentially qualifies for the Vacant Property Refurbishment Grant, which buyers should verify regarding eligibility and terms.
- A comprehensive structural survey should be carried out to assess the condition of the existing farmhouse walls, roof, and internal structures.
- Buyers should investigate the exact boundaries and title of the 9.1-acre holding and outbuildings to ensure all land and structures align with legal documentation.
- Local planning policies should be checked regarding any future renovations, extensions, or agricultural/equine use of the surrounding land.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 0 to 300 euro.
- Short explanation: Given the exceptional A1 BER rating, the home is extremely energy efficient with minimal heating requirements, though the property currently requires complete refurbishment and relies on future systems installation.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a rural agricultural setting in Kilmog, appearing well removed from major heavy industrial zones, waste incinerators, or active large-scale landfills.
- Any historical agricultural storage or localized land use should be independently verified by the buyer as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
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 Kilmog area
No verified results were found for this group in the previous five years.
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, roughly 2950 euro for a 295000 euro home.
- Solicitor legal fees: generally ranging between 1500 to 3000 euro plus outlay and VAT.
- Land registration fees: typically around 130 to 700 euro depending on property value and registration type.
- Property valuation fees: roughly 150 to 300 euro.
- Surveyor fees: approximately 500 to 1200 euro depending on the depth of the survey and property size.
- Annual home insurance: estimated between 400 to 900 euro per year depending on the policy and coverage.
Forum Talk
What people are saying about this area
- Locals in the Kilmog and broader Kilkenny area frequently discuss rural property renovation opportunities and the uptake of the Vacant Property Refurbishment Grant for older farmhouses.
- Community discussions often highlight the balance between rural privacy and close proximity to Kilkenny City amenities.
- Residents in surrounding rural townlands occasionally share updates on local agricultural developments, hobby farming, and land management.
- Traffic and road maintenance near the Kilkenny City Ring Road and access routes towards Kells Village are common topics of interest among commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The substantial 9.1-acre holding provides ample outdoor space for children to play safely, though the dwelling requires complete refurbishment before it is habitable.
- Teenagers6/10
Generous land size offers plenty of independence and room for outdoor activities, but the rural location means teenagers will rely heavily on transport for social events.
- Multi-generational Living7/10
The property includes adjacent cut stone out offices and a large footprint that could potentially accommodate extended family living arrangements once renovated.
- Single Buyers3/10
Managing a substantial two-storey farmhouse in need of complete refurbishment along with 9.1 acres may be overwhelming for a single occupant.
- Couples6/10
An appealing project for couples looking to create a dream home, provided they have the budget and time for extensive renovation work.
- Empty Nesters5/10
Offers a tranquil rural lifestyle and privacy, but the heavy maintenance associated with a large farmhouse and acreage might not suit everyone in later years.
- Retirees4/10
While peaceful, the need for major renovation and the management of a significant land holding could present practical challenges for retirees.
Work
3 areas- Remote Working6/10
Ideal for a peaceful remote working environment, though buyers should verify the availability and speed of local broadband infrastructure.
- Hybrid Commuting7/10
Situated only 3.8km from the Kilkenny City Ring Road, allowing for manageable commuting links while enjoying country living.
- Retired5/10
Suits retirement for those seeking a rural project and privacy, though property upkeep may require ongoing physical effort or external help.
Practical
8 areas- Ageing in Place4/10
A two-storey farmhouse in need of complete refurbishment would require significant adaptation to support comfortable ageing in place.
- Low Maintenance1/10
Requires complete refurbishment of the dwelling and management of 9.1 acres of permanent pasture, representing a high-maintenance property.
- Secure Gated Entry5/10
The property offers private seclusion with well-defined boundaries, though buyers would likely need to install gates for enhanced security.
- Minimalist Design2/10
A traditional two-storey detached farmhouse with stone out offices lends itself more to rustic or traditional character than minimalism.
- Flexible Floor Plans8/10
Because the dwelling requires complete refurbishment, buyers have a blank canvas to redesign the internal layout entirely to suit their needs.
- Heritage Home8/10
Features traditional farmhouse characteristics and adjacent cut stone out offices, offering great potential for historic or heritage-style restoration.
- Ecological Setup7/10
The vast land holding and rural environment provide excellent opportunities for sustainable living, small-scale farming, and renewable energy integration.
- Outdoor areas10/10
Comprises an impressive 9.1-acre holding laid out in one large field in permanent pasture with mature hedgerows, offering exceptional outdoor space.
Interests
9 areas- Gardening9/10
With 9.1 acres of land available, there is virtually unlimited potential to develop extensive gardens, polytunnels, and landscaped grounds.
- Walking8/10
The surrounding countryside and the expansive private holding offer excellent opportunities for walking right from the doorstep.
- Gym2/10
There are no commercial gym facilities nearby, requiring a drive into Kilkenny city for fitness centers.
- Cycling7/10
Quiet rural local roads provide scenic cycling routes, though caution is required due to the rural road network.
- Golf5/10
Proximity to Kilkenny City ensures access to local golf courses within a short drive.
- Fishing6/10
The general region offers access to regional rivers and angling spots, appealing to fishing enthusiasts.
- Horse Riding10/10
The 9.1-acre holding and adjacent out offices make this property ideally suited for equine purposes and keeping horses.
- Water Sports2/10
Inland location means water sports facilities are not immediately accessible locally.
- Entertaining7/10
Once refurbished, the expansive grounds and substantial farmhouse will provide a fantastic backdrop for hosting gatherings and entertaining guests.
Lifestyle
5 areas- Quiet Living10/10
Surrounded by its own land with well-defined mature hedgerows, the property guarantees exceptional privacy and a quiet rural atmosphere.
- Rural Living10/10
Set on 9.1 acres of permanent pasture in Kilmog, this property epitomizes classic Irish rural living with hobby farm or equine potential.
- Village Living5/10
Located 8.2km north of Kells Village, offering reasonable access to village amenities while maintaining a distinct countryside setting.
- Coastal Living1/10
The property is situated inland in County Kilkenny and is not near the coast.
- Urban Living3/10
Positioned 3.8km south of the Kilkenny City Ring Road, providing access to city amenities while retaining a completely rural home environment.
Social
6 areas- Community Involvement7/10
Proximity to Kells Village and Kilkenny city fosters a welcoming rural community with various local groups and associations.
- Café Culture4/10
Café culture is limited in the immediate rural vicinity, requiring a trip into Kilkenny city for coffee shops.
- Nightlife3/10
Rural setting offers no immediate nightlife, though Kilkenny city provides a vibrant selection of pubs and venues a short drive away.
- Health/Wellness groups4/10
Wellness groups and fitness classes can be accessed primarily within Kilkenny city.
- Networking Opportunities3/10
Professional networking is sparse locally, requiring travel into nearby urban hubs.
- Tech-Hub Connectivity3/10
The countryside location lacks dedicated local tech hubs, making reliance on home-based digital connectivity essential.
Listing information
- Agent
- REA Spratt
- Phone
- 058 42 211
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-769189HouseDelve · 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.