No. 29 'Springfields', Waterford Road, Kilkenny, KilkennyR95X9D2
€385,000
4 Bed~2 Bath~105 m²~BER C
What you'll like:
- Quiet cul de sac: The property occupies an end of cul de sac location, which eliminates passing traffic and provides enhanced residential peace for occupants.
- Enlarged front driveway: The corner setting provides an unusually large front driveway, offering ample off-street parking space that is rarely matched in similar developments.
- Southwest rear aspect: The enclosed rear garden and deck enjoy a desirable southwest orientation, maximizing afternoon and evening sunlight exposure for outdoor living.
- Flexible bedroom layout: The floor plan includes two bedrooms downstairs and two upstairs, providing versatile living arrangements for families or guests requiring single-level access.
- Desirable Waterford Road: Situated in a sought-after mature residential area, the home offers exceptional convenience to local schools, retail centers, and major local employers.
- Proximity to amenities: The location sits just over a kilometre from the city center and within easy reach of multiple shopping centers, supermarkets, and sports facilities.
- Mature neighborhood setting: The development features calm residential surroundings complemented by large communal green areas, mature trees, and established landscaping.
- Established construction era: Built in 1998, the home benefits from a modern structural era while maintaining a mature and settled neighborhood atmosphere.
- Dual side access: The exterior features dual gated side access leading to a secure side yard and wooden storage shed, enhancing practical day-to-day functionality.
- Ground floor bedroom: Bedroom one features double French doors opening directly onto the rear deck, creating a seamless connection between indoor and outdoor spaces.
- Integrated kitchen appliances: The kitchen comes equipped with an integrated electric hob, oven, dishwasher, and fridge freezer, reducing immediate moving-in costs for the buyer.
- Extensive bedroom storage: Bedrooms three and four include extensive mirrored sliderobes spanning the full wall, maximizing storage capacity and enhancing natural light reflection.
- Natural light features: The first-floor landing includes a large Velux window that floods the central stairwell and upper hallway with plentiful natural light.
- Upstairs shower room: The upper level features a dedicated fully tiled shower room with a Velux window, complementing the main bathroom on the ground floor.
- Open fireplace feature: The living room incorporates an attractive open fireplace with a fitted surround and shelving, creating a cozy focal point for the space.
- Scope for expansion: The generous plot and layout offer potential future scope to extend the accommodation further, subject to obtaining necessary planning permissions.
- Stable asking price: The recorded asking price has remained stable at 385000 euros since tracking began, suggesting a firm initial pricing strategy by the vendor.
- Fixtures and fittings: The sale includes existing fixtures and fittings, providing a convenient package for prospective buyers looking to settle in quickly.
- Independent utility spaces: The kitchen includes dedicated recesses for both a washing machine and a separate dryer, ensuring functional laundry arrangements.
- Private outlooks: The property benefits from pleasant and private outlooks to both the front and rear, avoiding direct overlooking from immediate neighbors.
But keep in mind:
- C energy rating: The home carries a C energy rating, which may indicate lower thermal efficiency and could necessitate future insulation upgrades to reduce utility costs.
- Electric central heating: The property relies on electric central heating rather than a gas or heat pump system, which can result in higher ongoing heating expenses.
- Single bathroom downstairs: The ground floor contains only one bathroom shared between living areas and downstairs bedrooms, potentially causing morning congestion for residents.
- Compact floor area: The total gross internal floor area is approximately 105 square meters, which might feel restricted for growing families seeking larger communal spaces.
- Dormer roof limitations: The dormer style layout on the first floor may introduce sloping ceilings that restrict furniture placement and headroom in upper rooms.
- Potential modernization needs: Buyers should inspect the interior finishes to determine if cosmetic updates or kitchen refreshes are required to match modern aesthetic preferences.
- Planning permission caveats: Any future plans to extend the property will be subject to strict local planning permissions, adding time and approval uncertainty.
- Shed condition checks: The wooden shed in the side yard should be inspected for weather damage, dampness, and overall structural integrity during the buyer's survey.
- Decking maintenance upkeep: The southwest-facing wooden rear deck will require regular staining, sealing, and ongoing maintenance to prevent weathering from sun and rain exposure.
- Electrical system verification: Buyers should verify the capacity and compliance of the electrical system, particularly regarding the demands of electric central heating appliances.
- Window glazing assessment: The efficiency and seals of the windows should be professionally inspected to check for drafts or heat loss given the C energy rating.
- Drainage and boundary checks: Prospective purchasers should instruct their legal advisors to confirm exact boundary lines, rights of way, and the status of dual side access.
- Roof insulation inspection: A thorough survey of the roof space should be conducted to evaluate current insulation levels and check for any signs of water ingress.
- Water pressure verification: Buyers should test the mains water pressure across both bathrooms simultaneously to ensure adequate flow for the main shower attachments.
- Ventilation in wet areas: The bathrooms rely on natural light and ventilation via windows or Velux units; buyers should check for historical moisture or mold issues.
- Lack of structural garage: The absence of a built garage means storage is limited to the wooden shed and interior spaces, which might challenge bulky storage needs.
- Proximity to ring road: While the nearby ring road offers effortless city access, buyers should evaluate potential traffic noise levels during peak commuting hours.
- Single pricing data point: The absence of historical price adjustments provides limited insight into seller motivation or willingness to negotiate below the asking price.
- Surface water drainage: The large front driveway and hardscaped areas should be checked for proper runoff management to prevent pooling during heavy rainfall events.
- Appliances lifespan testing: Integrated kitchen appliances included in the sale should be thoroughly tested by a professional to ensure they are in reliable working order.
Price positioning
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- The asking price appears somewhat undervalued relative to recent local transactions on the same estate, where nearby comparable dwellings have achieved higher figures, suggesting a competitive initial marketing strategy designed to stimulate strong prospective buyer interest.
- Positive valuation signals include a desirable end of cul de sac corner position, an enlarged driveway, and a private southwest facing rear garden, though these premium attributes are slightly offset by a modest C energy rating.
- Strong local demand for mature residential estates near the city centre and major employers could easily support this asking price, whereas broader macroeconomic headwinds or unexpected upgrade costs for the C rated heating system might undermine higher bids.
- Relevant market dynamics indicate stable pricing trends across the wider neighbourhood, meaning that while the initial quoting figure is conservative, competitive bidding among families seeking a four bedroom layout could ultimately drive the final sale price higher.
Build Analysis
What we know from similar construction types
- The property is a detached four-bedroom dormer residence built in 1998, featuring a flexible layout with two bedrooms downstairs and two upstairs.
- The house occupies an end-of-cul-de-sac corner position with a larger driveway, dual side access, and a southwest-facing rear garden and deck.
- Buyers should investigate the efficiency and condition of the electric central heating system and open fire, as well as verify compliance for any past internal alterations or future extension plans subject to planning permission.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,600 to 2,200 euro
- Explanation: Based on the 105 square meter floor area and a C energy rating, incorporating electric central heating and an open fire.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Underground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area along the Waterford Road in Kilkenny, benefiting from a generally elevated setting relative to major river corridors in the city.
- Official mapping evidence shows no designated flood risk zones directly affecting this cul-de-sac location.
- While overall flood exposure appears low, standard precautions for surface water drainage during intense rainfall events should still be considered for any property.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 SPRINGFIELDS, WATERFORD RD, KILKENNY
- Sale date
- Declared sale price
- €700,000.00
12 SPRINGFIELDS, WATERFORD RD, KILKENNY
- Sale date
- Declared sale price
- €455,000.00
27 SPRINGFIELDS, WATERFORD RD, KILKENNY
- Sale date
- Declared sale price
- €320,000.00
50 SPRINGFIELDS, WATERFORD RD, KILKENNY
- Sale date
- Declared sale price
- €305,000.00
31 SPRINGFIELDS, KILKENNY
- Sale date
- Declared sale price
- €350,000.00
Recent sales in the wider Kilkenny area
4 CIRCULAR RD, KILKENNY, KILKENNY
- Sale date
- Declared sale price
- €390,000.00
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
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: €3,850 — 1% of €385,000.
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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: 1,500 to 2,500 euro plus outlay
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 500 to 1,200 euro
- Annual home insurance: 400 to 700 euro
Forum Talk
What people are saying about this area
- Local community discussions highlight the Waterford Road area as a highly convenient location, frequently praised as a five-minute neighborhood due to its close proximity to schools, major employers, and sports facilities like The Watershed.
- Residents in mature developments along the Waterford Road often note the appeal of established green areas and quiet cul-de-sac settings, which are seen as particularly desirable for families seeking privacy from passing traffic.
- Property market observers in Kilkenny frequently discuss the strong demand for homes within cycling or walking distance of the city centre, noting that proximity to the ring road is a key advantage for commuters.
- Local buyer forums often emphasize the practical benefits of being near retail hubs such as Loughboy Shopping Centre and the Smithland Centre for daily conveniences.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a private, enclosed southwest-facing rear garden with a deck, safe for play, and is located in a quiet end-of-cul-de-sac with no passing traffic.
- Teenagers7/10
Four bedrooms provide good personal space, and the proximity to local schools and sports facilities like The Watershed is a distinct advantage.
- Multi-generational Living6/10
The flexible layout with two downstairs bedrooms and a ground-floor bathroom accommodates multi-generational living, though overall floor space is 105 m².
- Single Buyers7/10
A manageable 105 m² detached house in a mature development close to major employers and city amenities, though asking €385,000 with a C BER rating.
- Couples8/10
Offers a quiet corner setting with exceptional privacy, a large driveway, and a southwest-facing garden ideal for relaxing together.
- Empty Nesters8/10
The two-bedroom ground floor configuration allows for single-level living options, and the mature development offers a calm atmosphere.
- Retirees8/10
Ground floor bedrooms and bathroom facilitate aging in place to an extent, combined with a peaceful, low-traffic cul-de-sac location close to city amenities.
Work
3 areas- Remote Working8/10
Four bedrooms allow ample space to designate a home office, and broadband is installed, though buyers should verify connection speeds.
- Hybrid Commuting8/10
Good positioning near the ring road for regional travel, with major local employers and transport routes close by.
- Retired8/10
Quiet cul-de-sac environment, ground-floor bedroom options, and proximity to healthcare and shopping make it well-suited for retirees.
Practical
8 areas- Ageing in Place8/10
Includes two ground-floor bedrooms and a downstairs bathroom with a bath, supporting single-level living needs.
- Low Maintenance7/10
Dormer residence built in 1998 with a C BER rating, walled garden, and deck requiring standard upkeep.
- Secure Gated Entry5/10
Features dual gated side access and an open enlarged front driveway, though the development itself is not a gated community.
- Minimalist Design5/10
Traditional dormer home layout with carpet and wooden flooring, open fireplace, and fitted storage rather than stark minimalist architecture.
- Flexible Floor Plans9/10
Versatile layout offering a choice of two bedrooms downstairs and two upstairs, plus potential to extend subject to planning.
- Heritage Home2/10
Built in 1998, this is a modern mature property rather than a period or heritage home.
- Ecological Setup5/10
Holds a standard C energy rating with electric central heating and an open fire, leaving room for modern eco-upgrades.
- Outdoor areas9/10
Stands out with an enlarged front driveway, dual side access, and a private southwest-facing rear garden with a deck.
Interests
9 areas- Gardening7/10
Features a walled southwest-facing rear garden and perimeter planting on an enlarged front driveway, offering solid scope for keen gardeners.
- Walking8/10
The city centre is just over a kilometre away, and the location provides easy pedestrian access to local schools, shops, and amenities.
- Gym8/10
Proximity to sports facilities like The Watershed and various local fitness options supports regular gym routines.
- Cycling7/10
Flat suburban approach to the city centre makes cycling a viable transport and leisure option, though buyers should verify dedicated cycle lanes.
- Golf6/10
General accessibility to Kilkenny's regional amenities is good, though buyers should check exact distances to the nearest golf clubs.
- Fishing5/10
Proximity to local waterways depends on regional geography, though the property itself is suburban.
- Horse Riding5/10
Equestrian facilities are typically found in the wider Kilkenny countryside rather than the immediate suburban neighborhood.
- Water Sports3/10
Inland location limits immediate access to major water sports facilities.
- Entertaining8/10
A spacious kitchen/dining area, dual French doors to a rear deck and garden, and an enlarged driveway provide great hosting capabilities.
Lifestyle
5 areas- Quiet Living9/10
Situated at the end of a cul-de-sac with no passing traffic and exceptional privacy complemented by mature trees and planting.
- Rural Living4/10
Located in a mature suburban development just over a kilometre from the city centre, offering an urban-fringe rather than rural setting.
- Village Living7/10
Operates as a five-minute neighbourhood with local shops, schools, and services within easy reach in a community-oriented area.
- Coastal Living1/10
Inland location in Kilkenny with no coastal proximity or sea views.
- Urban Living7/10
Just over a kilometre from the city centre with effortless access to shopping centres, supermarkets, and major local employers.
Social
6 areas- Community Involvement7/10
Mature residential development with large communal green areas fostering a community feel.
- Café Culture7/10
Cafés are within easy reach as part of the local five-minute neighbourhood amenities on the Waterford Road.
- Nightlife6/10
While local immediate amenities are suburban, the proximity to the city centre just over a kilometre away offers access to pubs and venues.
- Health/Wellness groups7/10
Proximity to large leisure complexes like The Watershed provides access to local fitness and wellness groups.
- Networking Opportunities6/10
Close to major regional employers like Glanbia HQ, VHI, and Taxback, facilitating professional connectivity.
- Tech-Hub Connectivity6/10
Proximity to employers like State Street and Taxback indicates a connected area, though specific local tech networking hubs should be verified.
Listing information
- Agent
- Warren McCreery
- Phone
- 056 7702000
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-B97F40HouseDelve · 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.