Friars Hill , Thomastown, KilkennyR95T2N9
€290,000
4 Bed~2 Bath~BER D2
What you'll like:
- Pivotal town proximity: The property is situated just a ten minute stroll from the bustling town centre, providing extremely convenient access to local shops and daily amenities.
- Breathtaking panoramic views: Elevated positioning just off the Waterford Road grants striking outlooks across the River Nore and the surrounding countryside, enhancing long term appeal.
- Detached bungalow layout: Single storey living provides accessible accommodation across four generous bedrooms, which appeals strongly to families and downsizers seeking convenient spatial arrangements.
- Private mature gardens: The surrounding grounds are well established with private boundaries, offering a leafy and tranquil environment for outdoor enjoyment and family recreation.
- Dedicated tarmac driveway: A private entrance with a tarmac surface ensures clean parking arrangements and robust vehicle access right up to the front of the dwelling.
- Detached garage storage: The inclusion of a side garage provides valuable additional storage space or a practical workshop area for tools, hobbies, and general property maintenance.
- Characterful interior features: The layout incorporates charming elements such as solid wood flooring in the main sitting room, offering a solid foundation for tasteful aesthetic restoration.
- Dual living spaces: Containing both a large sitting room with an open fire and a separate living room with a wood burning stove, providing versatile everyday family zones.
- Established educational access: Local primary and secondary schools are easily accessible, with a convenient bus pick up point operating directly from the property location.
- Strategic commuter connectivity: Kilkenny City is located only sixteen kilometres away and the main motorway is reachable within nine kilometres, facilitating efficient regional travel.
- Rural country feel: Despite its close proximity to town conveniences, the setting maintains an appealing atmosphere of peaceful countryside living and privacy.
- Scope for significant enhancement: The dwelling demonstrates substantial modernization potential, allowing a motivated buyer to customize finishes entirely to their personal taste and lifestyle standards.
- Oil fired central heating: A conventional wet heating system is installed throughout the home, serving as a functional baseline before any planned thermal and mechanical upgrades.
- Mains water connection: Reliable public water supply is connected to the property, avoiding the daily management concerns typically associated with private well systems.
- Stable asking price history: Tracking data confirms the €290,000 asking price has remained completely stable since monitoring began, indicating a firm pricing strategy from the selling side.
- Comfortable bedroom count: Offering four properly proportioned bedrooms, providing flexible options for home offices, guest accommodation, or a growing family.
- Functional family bathroom: A designated family bathroom is already in place to serve the four bedrooms, streamlining initial occupancy prior to any renovation works.
- Community amenities nearby: Supermarkets, pharmacies, cafes, pubs, and restaurants are all within quick reach, supporting a vibrant and self sufficient local lifestyle.
- Manageable entry price point: At €290,000 for a detached footprint with land, the asset offers an approachable entry into the local market relative to fully modernized housing.
- Development upside: Thoughtful cosmetic and structural improvements could substantially increase the overall market value and long term comfort of this detached holding.
But keep in mind:
- Subpar BER rating: The energy rating sits at D2, indicating poor thermal efficiency and high potential heating costs that necessitate comprehensive insulation upgrades.
- Extensive modernization required: The listing explicitly notes the home requires upgrading to meet modern standards, meaning buyers must budget significantly for structural and cosmetic renovation.
- Onsite septic tank: Wastewater management relies on a septic tank rather than mains connection, requiring thorough professional inspection for compliance, capacity, and current condition.
- Unspecified floor area: The total internal square meterage is not provided in the listing details, making it difficult to calculate exact cost per square metre without a physical viewing.
- Unclear property type specifics: While described as a detached bungalow, precise structural details and foundation types should be independently verified by a qualified surveyor prior to bidding.
- Potential heating system age: Oil fired boilers of older vintage can be costly to run and maintain, meaning buyers should budget for a potential boiler replacement.
- Elevated site drainage risks: Positioned on an elevated site, the property may be exposed to weathering and potential drainage or runoff challenges that require careful landscaping management.
- Renovation budget uncertainty: Estimating refurbishment costs is challenging without a detailed structural survey, creating financial risk of unexpected overruns during the modernization process.
- Living disruption during works: Upgrading a dated interior while occupying the premises can cause major logistical challenges and temporary living inconveniences for the new owners.
- Single bathroom constraint: Having only one shared bathroom for four bedrooms may prove restrictive for larger households, necessitating the addition of an ensuite if space permits.
- Open fire efficiency loss: Traditional open fireplaces in the main sitting room can cause substantial heat loss and drafts unless fitted with modern stove inserts.
- Driveway maintenance needs: While tarmac is present, long term weathering may require resurfacing or repairs to maintain the approach and parking areas effectively.
- Garage condition unknowns: The detached garage structure should be checked for damp, roof integrity, and electrical safety during the pre purchase due diligence phase.
- Static asking price posture: The lack of price movement in the recorded history suggests the vendor may be holding firm, limiting immediate scope for aggressive initial discounting.
- Commuter traffic reliance: Proximity to regional roads and nearby towns means peak travel times could experience localized congestion towards the motorway link.
- Septic tank clearance verification: Buyers must verify that the septic tank is registered and complies with current environmental regulations to avoid costly post purchase remediation.
- Window and door efficiency: Older detached homes often feature aging joinery, meaning full window and door replacements may be required to improve the D2 energy rating.
- Garden landscaping investment: Mature gardens can harbor overgrown vegetation, invasive roots, or neglected boundaries that require professional attention and ongoing maintenance investment.
- Roof and attic inspection required: Given the property age and D2 energy score, attic insulation and roof timber condition must be rigorously checked by a building professional.
- Future resale value risks: Overcapitalizing on renovations relative to neighboring property ceilings is a risk that requires careful budgeting and local market valuation checks.
Price positioning
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- The asking price of €290,000 appears slightly overvalued when considering the significant capital expenditure required to upgrade the D2 energy rating and modernize the interior finishes of this four-bedroom detached bungalow.
- Valuation signals indicate a premium is being sought for the elevated private site, mature gardens, detached garage, and panoramic rural views overlooking the River Nore, despite the property needing comprehensive cosmetic work.
- Supporting factors include strong regional demand for well-located detached homes near local amenities and Kilkenny City, though potential underinvestment risks and modernization costs could undermine this price level during negotiations.
- The stable price history since tracking began suggests firm seller expectations, while broader regional transactions demonstrate diverse pricing bands across the local housing market depending on structural condition and exact micro-location.
Build Analysis
What we know from similar construction types
- Detached bungalow offering a spacious layout with four bedrooms, two living areas including one with an open fire and another with a wood burning stove, and a detached garage.
- The property features a private elevated site with mature gardens, a tarmac driveway, and panoramic views of the River Nore and surrounding countryside.
- Services include oil-fired central heating, mains water, and a septic tank; the buyer should investigate the condition and regulatory compliance of the septic tank system.
- The listing indicates the property requires significant upgrading to meet modern standards and offers scope for enhancement, meaning a buyer should budget for extensive refurbishment and modernization work.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, indicating that a deep retrofit is likely required to bring the energy efficiency up to modern standards.
- A comprehensive deep retrofit for a detached bungalow of this type typically ranges from €40,000 to €70,000 or more, depending on the extent of external wall insulation, window replacements, upgraded heating systems like a heat pump, and renewable energy installations.
- Buyers should commission a professional energy audit to accurately quantify the required insulation, ventilation, and heating upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,400 euro.
- Explanation: Given the D2 BER rating for a 4-bedroom detached bungalow with oil-fired central heating and a wood-burning stove, energy efficiency is likely lower than modern standards, resulting in higher fuel consumption during colder months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the description notes elevated positioning and panoramic views overlooking the River Nore valley, proximity to a major river warrants a standard flood history check.
- Prospective buyers should consult local flood maps and environmental reports to confirm the exact risk level relative to the river.
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 Thomastown area
58 DUNAN, CLOGHABRODY, THOMASTOWN
- Sale date
- Declared sale price
- €288,000.00
JERPOINT WEST, THOMASTOWN, KILKENNY
- Sale date
- Declared sale price
- €450,000.00
7 DANGAN TERRACE, THOMASTOWN, KILKENNY
- Sale date
- Declared sale price
- €240,000.00
EDDIE MURPHY'S BAR, LOW STREET, THOMASTOWN
- Sale date
- Declared sale price
- €150,000.00
CARRICKMOURNE, THOMASTOWN, CO KILKENNY
- Sale date
- Declared sale price
- €396,000.00
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: €2,900 — 1% of €290,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required for a detached bungalow.
- Annual home insurance: approximately 400 to 900 euro depending on the level of coverage and location risk.
Forum Talk
What people are saying about this area
- Locals in Thomastown frequently discuss the balance of rural tranquility and close proximity to Kilkenny City on community forums.
- Residents often highlight the convenience of local amenities, schools, and transport links along the Waterford Road corridor.
- Discussions in regional groups often touch on scenic views of the River Nore and the appeal of elevated sites in the area.
- Community commentary sometimes notes the need for ongoing investment in local infrastructure to support growing populations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features 4 generous bedrooms, mature gardens, and a detached bungalow layout that provides a safe and spacious environment for young children, alongside easy access to primary and secondary schools with bus pick-up from the property.
- Teenagers7/10
Four bedrooms offer plenty of personal space for teenagers, and the proximity to Thomastown allows for independence, though some cosmetic upgrades are needed to modernize the living areas.
- Multi-generational Living6/10
The single-level detached bungalow design aids accessibility, but the existing layout with 2 bathrooms and a requirement for general modernization may need reconfiguration to comfortably suit multi-generational living.
- Single Buyers6/10
At an asking price of €290,000, it offers substantial space as a detached home, but single buyers should factor in the costs and time required for significant upgrading and modernization.
- Couples8/10
Provides a wonderful opportunity for couples looking for a project home with panoramic views and country living convenience, offering four bedrooms and multiple living spaces.
- Empty Nesters8/10
The single-level bungalow style is excellent for avoiding stairs in later years, and the private elevated site offers peace while remaining just a 10-minute stroll from the town centre.
- Retirees8/10
A detached bungalow on an elevated site provides manageable single-level living and scenic views, though buyers should verify the scope of maintenance required for the mature gardens and older systems like the septic tank.
Work
3 areas- Remote Working6/10
The four-bedroom layout provides ample room to set up a home office, though buyers should verify local broadband speeds and connectivity in the area.
- Hybrid Commuting7/10
The property is located just 9km from the motorway and 16km from Kilkenny City, making hybrid commuting feasible for those driving.
- Retired8/10
The single-level detached bungalow layout is ideal for retirement, offering manageable accommodation close to town amenities and healthcare facilities.
Practical
8 areas- Ageing in Place8/10
As a detached bungalow, the property avoids internal stairs, making it highly suitable for ageing in place, provided necessary modern accessibility adjustments are made.
- Low Maintenance3/10
The property requires significant upgrading to meet modern standards, including attention to mature gardens, an older heating system, and a septic tank.
- Secure Gated Entry5/10
Features a private entrance and tarmac driveway, though buyers may wish to install automated gates for enhanced security.
- Minimalist Design2/10
The home currently features traditional elements such as an open fire with solid wood flooring, a wood burning stove, and a characterful older layout rather than minimalist design.
- Flexible Floor Plans6/10
With 4 bedrooms, a large sitting room, a separate living room, and a fitted kitchen, there is good scope for reconfiguration during modernization works.
- Heritage Home4/10
While not explicitly a protected heritage structure, the property possesses characterful and interesting older features that reflect traditional bungalow build styles.
- Ecological Setup3/10
The property has a D2 BER rating, oil-fired central heating, and a septic tank, indicating that significant retrofitting and energy upgrades would be needed for a strong ecological setup.
- Outdoor areas8/10
Occupies a private elevated site with mature gardens surrounding the house, a tarmac driveway, and a detached garage located to the side.
Interests
9 areas- Gardening8/10
The property features mature gardens surrounding the house, providing a great canvas for keen gardeners to restore and enhance the outdoor space.
- Walking8/10
The location offers a scenic 10-minute stroll into Thomastown town centre and access to the surrounding countryside and River Nore views.
- Gym4/10
There is no dedicated fitness facility on site, and buyers should investigate local gym availability in Thomastown or nearby Kilkenny City.
- Cycling6/10
The surrounding countryside and local roads offer cycling routes, though rural positioning means navigating regional roads.
- Golf6/10
Thomastown is well-known for nearby championship golf facilities in the area, providing good access for golf enthusiasts.
- Fishing8/10
The property provides panoramic views of the River Nore, making it an appealing spot for fishing enthusiasts looking to live close to the water.
- Horse Riding5/10
The rural setting in County Kilkenny is generally conducive to equestrian interests, though buyers would need to verify nearby stables and riding facilities.
- Water Sports4/10
Proximity to the River Nore offers scenic river views, but specific water sports infrastructure would need to be investigated locally.
- Entertaining7/10
Features a large sitting room with open fire, a separate living room with wood burning stove, and mature outdoor areas that could be enhanced for hosting guests once upgraded.
Lifestyle
5 areas- Quiet Living9/10
Situated on a private elevated site just off the Waterford Road with mature gardens and breath-taking panoramic views of the River Nore and surrounding countryside.
- Rural Living8/10
Enjoys country living benefits with mature grounds, a private entrance, and a septic tank, while still being conveniently located near Thomastown.
- Village Living8/10
Located just a 10-minute stroll from Thomastown town centre, offering quick access to local amenities including a supermarket, pharmacy, cafes, pubs, and restaurants.
- Coastal Living1/10
The property is located inland in County Kilkenny and has no proximity to the coast.
- Urban Living4/10
While Thomastown provides local conveniences, the setting is distinctly rural and residential rather than urban, though Kilkenny City is only 16km away.
Social
6 areas- Community Involvement7/10
Thomastown is described as a bustling town with active local schools, churches, and community amenities.
- Café Culture7/10
Easy access to Thomastown provides local cafes, pubs, and restaurants within a short distance.
- Nightlife5/10
Local pubs and restaurants are available in Thomastown, but vibrant nightlife is more limited compared to nearby Kilkenny City.
- Health/Wellness groups5/10
Basic health services like a local pharmacy are available in town, while broader wellness groups can be accessed locally or in Kilkenny City.
- Networking Opportunities4/10
Professional networking is sparse directly in Thomastown, requiring connection to larger employment hubs like Kilkenny City.
- Tech-Hub Connectivity3/10
The rural location is not a recognized tech hub, and buyers should verify digital infrastructure for high-tech requirements.
Listing information
- Agent
- Green Door Properties Limited
- Phone
- 056 778 9670
- Current status
- active
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-5A7795HouseDelve · 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.