No. 19 'Rose Hill Court', Circular Road, Kilkenny, KilkennyR95P8XV
€349,000
3 Bed~3 Bath~90 m²~BER C
What you'll like:
- Exclusive Cul-de-Sac Setting: The property is situated within an exclusive small-scale development of just eighteen homes, offering a peaceful and private residential environment close to the city centre.
- Prime End-of-Terrace Position: Enjoying an advantageous end-of-terrace location, the residence benefits from increased privacy, excellent natural light, and convenient separation from neighbouring properties along the row.
- Desirable Orientation: The rear garden features a sought-after south and west-facing orientation, ensuring abundant sunshine throughout the afternoon and evening for outdoor relaxation and entertaining.
- Turnkey Presentation: The dwelling is presented in immaculate condition throughout, allowing new occupants to move in immediately without undertaking any mandatory refurbishment or cosmetic repairs upon purchase.
- Generous Ceiling Heights: Enhanced ground floor ceiling heights create an exceptional sense of volume and space, significantly improving interior aesthetics and overall living comfort for residents.
- Practical Side Access: A dedicated side pedestrian entrance connects the front driveway directly to the rear garden, facilitating effortless maintenance, bin storage, and bicycle transport without entering the house.
- Attractive Architectural Style: Distinctive Tudor-style exterior architecture combined with low-maintenance brickwork creates a timeless, high-appeal streetscape that enhances long-term neighborhood desirability and community character.
- Off-Street Parking Provision: Dedicated off-street parking to the front provides secure and convenient vehicle accommodation, complemented by ample designated visitor parking spaces within the development grounds.
- Spacious Living Room: The front-facing reception room boasts a charming bay window and an elegant marble fireplace, establishing a comfortable and bright focal point for daily family living.
- Seamless Interior Flow: Double connecting doors between the front living room and the kitchen-dining area allow for flexible open-plan living or defined separate zones depending on family needs.
- Well-Equipped Kitchen: The open-plan kitchen and dining area features extensive cabinetry, a functional breakfast bar, and integrated appliances, providing a highly practical culinary workspace for modern lifestyles.
- Ensuite Principal Bedroom: The main upstairs bedroom includes a private ensuite shower room, offering added convenience and personal privacy away from the shared family bathroom.
- Future Attic Potential: The attic space was thoughtfully designed during initial construction to accommodate a staircase, presenting a valuable opportunity for future conversion subject to necessary permissions.
- Established Residential Location: Situated on the Circular Road just off College Road, the address places schools, shops, sporting facilities, and Kilkenny city centre within very convenient reach.
- Gas-Fired Central Heating: A reliable gas-fired central heating system with wall-mounted radiators ensures effective temperature control and thermal comfort throughout all three bedroom levels during colder months.
- Private Landscaped Garden: The thoughtfully landscaped rear outdoor space incorporates a patio area, mature trees, and established hedging, delivering a secluded sanctuary shielded from surrounding overlooking properties.
- Family Bathroom Amenities: The well-appointed first-floor bathroom is equipped with a modern power shower, offering high water pressure and an invigorating bathing experience for household members.
- Stable Asking Price: The recorded price history shows no downward adjustments since tracking began, reflecting a consistent pricing strategy by the vendor and steady market confidence in this location.
- Manageable Floor Area: With a compact ninety square metres of living space, the property offers an easily manageable footprint for first-time buyers or downsizers seeking lower maintenance.
- Established Community Green: Homes are set around a wonderfully maintained communal green area featuring mature trees and landscaped planting, providing an attractive and safe environment for residents.
But keep in mind:
- Moderate Energy Rating: The current C energy rating indicates that the dwelling may require future thermal upgrades to achieve optimal efficiency and lower ongoing household utility expenditures.
- Potential Insulation Costs: Buyers should budget for potential fabric upgrades such as attic or wall insulation improvements to enhance thermal performance in line with modern standards.
- Grant Dependency Uncertainty: While government energy grants are mentioned as a way to offset upgrade costs, purchasers must verify their individual eligibility and contractor availability before relying on them.
- Attic Conversion Complexity: Realising the stated potential of the attic space will require formal planning permissions, building regulation compliance, and significant capital expenditure for structural stairs and flooring.
- End-of-Terrace Boundary Maintenance: Owners of end-of-terrace properties often carry sole responsibility for side boundary upkeep, hedging maintenance, and exterior wall preservation along the exposed gable elevation.
- Communal Area Management: Buyers should investigate whether there is an active management company in place for the shared green areas, including associated annual service charges and maintenance covenants.
- Parking Congestion Risks: Although visitor spaces exist within the small eighteen-home cul-de-sac, high residency density could occasionally lead to limited visitor parking availability during peak evening hours.
- Fixed Asking Price Firmness: The lack of price movement in historical records suggests the seller may hold firm expectations, potentially reducing immediate negotiation room for prospective buyers.
- Compact Property Footprint: At ninety square metres, growing families might eventually find the storage capacity and bedroom dimensions restrictive without completing the anticipated attic conversion.
- Garden Privacy Boundaries: While currently well-hedged, buyers should inspect neighboring properties to ensure that future pruning or tree removal by adjacent owners does not compromise rear garden seclusion.
- Plumbing and Electrical Age: As an established development, buyers should commission a thorough structural survey to assess the remaining lifespan of original plumbing, wiring, and heating components.
- Traffic and Access Junctions: The Circular Road and College Road intersection can experience heightened traffic congestion during school drop-off and peak commuting times, impacting local journey durations.
- Window and Glazing Efficiency: The thermal performance of existing windows and doors should be professionally checked to determine if double-glazed units require draught-proofing or eventual replacement.
- Boiler Maintenance History: The age and servicing record of the gas-fired boiler are unverified, meaning buyers should prepare for a potential replacement cost shortly after completing the purchase.
- Lack of Independent Transaction Data: The absence of documented nearby comparable sales in the provided records requires buyers to independently verify current local market values before making an offer.
- Shared Cul-de-Sac Maneuvering: The intimate layout of the eighteen-home development means turning circles and reversing areas are relatively tight, requiring careful driving and parking habits from residents.
- Bathroom Ventilation Standards: First-floor bathrooms without exterior windows should be inspected for adequate mechanical extraction to prevent condensation and potential mould accumulation over time.
- Future Urban Development: Surrounding land uses and zoning regulations along the Circular Road corridor should be checked with the local authority to rule out unexpected future nearby construction projects.
- Ground Floor Ceiling Height Maintenance: While high ceilings enhance light and space, they can correspondingly increase heating volumes and complicate window treatment installations or light fixture maintenance.
- Legal Title and Covenants: Purchasers' legal representatives must carefully review the title deeds to confirm rights of way, shared utility connections, and any restrictive covenants affecting the development.
Price positioning
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- The asking price appears fairly aligned with recent comparable transactions within the same residential development, positioning the three-bedroom end-of-terrace property competitively given its desirable cul-de-sac location and functional living space.
- Valuation signals are supported by turnkey interior presentation, off-street parking, and a south-west-facing rear garden, though tempered slightly by a C energy rating that highlights potential future improvement costs.
- The price could be supported by strong local housing demand and the potential for future attic conversion, while significantly higher local sales on nearby roads suggest solid ceiling value for the micro-market.
- Relevant contextual factors include stable listing history with no price adjustments recorded so far, indicating a confident initial pricing strategy by the vendor in an established residential neighbourhood.
Build Analysis
What we know from similar construction types
- The property features Tudor-style architecture with low-maintenance brick exteriors and an end-of-terrace position providing a side pedestrian entrance.
- Internal features include generous floor-to-ceiling heights on the ground floor, a front living room with a bay window and marble fireplace, and double doors connecting to an open-plan kitchen and dining area.
- The layout includes three bedrooms, a main bathroom, and an ensuite shower room to the principal bedroom.
- The landing features space designed at construction stage to accommodate a staircase, presenting potential for a future attic conversion subject to necessary permissions.
- Buyers should investigate the compliance and structural readiness of the attic space for a future conversion, as well as the management arrangements for the communal green area in the cul-de-sac development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,200 and 1,600 euro.
- This estimate reflects the 90 m² floor area and a C BER rating, utilizing gas-fired central heating with potential for future energy efficiency improvements.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential cul-de-sac setting, showing no apparent proximity to major heavy industrial facilities, incinerators, or known active landfills.
- Any historical or localized industrial concerns should be independently verified through environmental searches 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
21 ROSE HILL COURT, CIRCULAR RD, KILKENNY
- Sale date
- Declared sale price
- €175,000.00
12 ROSE HILL COURT, CIRCULAR RD, KILKENNY
- Sale date
- Declared sale price
- €342,000.00
13 ROSE HILL COURT, CIRCULAR RD, KILKENNY
- Sale date
- Declared sale price
- €535,000.00
12 ROSE HILL COURT, CIRCULAR RD, KILKENNY
- Sale date
- Declared sale price
- €295,000.00
9 ROSE HILL COURT, CIRCULAR RD, KILKENNY
- Sale date
- Declared sale price
- €280,000.00
Recent sales in the wider Kilkenny area
14 COLLEGE RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €600,000.00
5 RIOCH ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €255,000.00
92 UPPER PATRICK ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €480,000.00
17 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €630,000.00
33 MICHAEL ST, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €120,800.00
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: €3,490 — 1% of €349,000.
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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 the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a mortgage valuation.
- Surveyor fees: approximately 400 to 1,000 euro depending on the level of survey detail.
- Annual home insurance: approximately 350 to 700 euro depending on the policy coverage.
Forum Talk
What people are saying about this area
- Local discussions highlight Circular Road and College Road as highly sought-after, peaceful residential settings within walking distance of Kilkenny city centre.
- Residents frequently note the strong sense of community and the convenience of proximity to local schools, sporting facilities, and essential amenities.
- Community forums often discuss the steady demand for well-maintained estates in this area, noting limited turnover in exclusive cul-de-sac developments.
- Local commentary occasionally touches on traffic management around school times near College Road, though general feedback on the neighbourhood remains very positive.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms and a secure rear garden with a south and west-facing orientation, making it safe and suitable for young children. Its location close to local schools and amenities in a quiet cul-de-sac development is ideal for families.
- Teenagers7/10
With three well-proportioned bedrooms and good proximity to city amenities and schools, teenagers will appreciate the space and independence of living close to Kilkenny city centre.
- Multi-generational Living5/10
The home provides a standard three-bedroom end-of-terrace layout spanning 90 m² without a ground-floor bedroom or annex, limiting its suitability for multi-generational living unless future modifications are made.
- Single Buyers8/10
At an asking price of €349,000 for a turnkey three-bedroom home in a prime residential area near the city centre, this represents an attractive and manageable purchase for single buyers looking for space and growth potential.
- Couples9/10
An exceptional layout with open-plan kitchen and dining areas, a spacious living room with a bay window, and a private landscaped rear garden provides a wonderful living environment for couples.
- Empty Nesters8/10
The low-maintenance brick exterior, manageable garden size, and exclusive cul-de-sac setting offer a comfortable lifestyle for empty nesters seeking convenience without excessive upkeep.
- Retirees7/10
While the property offers a peaceful cul-de-sac location and low-maintenance features, buyers should verify accessibility requirements as bedrooms and the main bathroom are located on the first floor.
Work
3 areas- Remote Working8/10
The generous proportions, flexible layout options, and potential for future attic conversion provide excellent spaces to set up dedicated home offices.
- Hybrid Commuting8/10
The property's established location in Kilkenny provides good transport connectivity for hybrid workers who need to commute periodically.
- Retired7/10
An exclusive, quiet cul-de-sac setting close to essential city services makes this an attractive option for retirees, subject to comfort with stairs.
Practical
8 areas- Ageing in Place5/10
While the low-maintenance exterior and quiet location are appealing, the presence of all bedrooms and the main bathroom on the first floor means buyers should assess long-term accessibility.
- Low Maintenance8/10
Features low-maintenance brick exteriors, a manageable paved garden patio, and a development managed to keep communal areas neat.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac development rather than a securely gated community, though it benefits from off-street parking.
- Minimalist Design6/10
The home features traditional Tudor-style architecture and classic interior finishes rather than ultra-minimalist modern design.
- Flexible Floor Plans8/10
The open-plan kitchen and dining connection, combined with an attic designed at construction stage to accommodate a staircase for future conversion, offers excellent flexibility.
- Heritage Home4/10
The property features attractive Tudor-style architecture giving it a characterful appearance, though it is part of a modern established residential development rather than a protected historic building.
- Ecological Setup5/10
The property carries a C BER rating, meaning prospective purchasers may wish to invest in modern energy-efficiency upgrades over time, supported by available government grant schemes.
- Outdoor areas8/10
Includes a private south and west-facing landscaped rear garden with a patio area, mature trees, and established hedging, as well as access to a shared communal green area.
Interests
9 areas- Gardening7/10
The south and west-facing rear garden features a patio area, mature trees, and established hedging, offering a great space for keen gardeners to cultivate.
- Walking8/10
The convenient location near Kilkenny city centre and local amenities makes it easy to enjoy urban walks and explore the surrounding neighborhood on foot.
- Gym7/10
Proximity to Kilkenny city centre ensures easy access to local fitness centers, gym facilities, and sporting amenities.
- Cycling7/10
The property's accessible location close to the city center allows for straightforward cycling commutes and recreational rides.
- Golf7/10
Kilkenny features well-regarded local golf courses within convenient driving distance from the property's residential setting.
- Fishing6/10
The River Nore runs through Kilkenny, providing accessible fishing opportunities nearby for enthusiasts.
- Horse Riding5/10
While equestrian facilities can be found in the broader County Kilkenny region, they require a short drive out towards the countryside.
- Water Sports4/10
Inland Kilkenny offers limited options for water sports compared to coastal locations, though local river activities may be available.
- Entertaining8/10
Double doors connect the living room to the open-plan kitchen and dining area, which flows seamlessly out to a landscaped south and west-facing patio garden, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated within an exclusive cul-de-sac development comprising just 18 homes around a maintained communal green, the property benefits from a peaceful residential atmosphere.
- Rural Living3/10
Located on the Circular Road just off College Road, the setting is firmly urban and suburban rather than rural, despite the presence of mature trees and planting within the development.
- Village Living6/10
The development provides a community-focused neighborhood feel while remaining closely connected to the infrastructure and amenities of Kilkenny city centre.
- Coastal Living1/10
Kilkenny is an inland city with no proximity to the coast.
- Urban Living8/10
The property provides convenient access to Kilkenny city centre, local shops, schools, and sporting facilities while offering a secluded residential retreat.
Social
6 areas- Community Involvement8/10
An established residential development with an active homeowners' environment and a central communal green fosters strong community engagement.
- Café Culture8/10
Being located close to Kilkenny city centre puts a vibrant selection of local cafés, restaurants, and social spots within easy reach.
- Nightlife7/10
The proximity to Kilkenny city centre offers convenient access to local pubs, live music venues, and evening entertainment.
- Health/Wellness groups7/10
Proximity to urban amenities ensures good access to local health clubs, wellness centers, and fitness classes.
- Networking Opportunities7/10
The city location provides ready access to local business networks, community groups, and professional associations.
- Tech-Hub Connectivity6/10
Buyers should verify local broadband speeds and fiber availability to ensure optimal connectivity for tech-focused roles.
Listing information
- Agent
- Warren McCreery
- Phone
- 056 7702000
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-FC5FD4HouseDelve · 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.