Posey Cottage, Posey, Graiguenamanagh, Co KilkennyR95F8Y1
€425,000
4 Bed~4 Bath~215 m²~BER C3
What you'll like:
- Generous floor area: The property spans approximately 215 square meters, providing substantial living space that easily accommodates a large family and multiple home-working setups without feeling cramped.
- Expansive private grounds: Occupying over one acre of mature, secluded gardens, the site offers exceptional outdoor space, mature trees, and high privacy behind electronic gates.
- Multiple reception rooms: The layout features a large sitting room, a sunroom, and a family area with a multi-fuel stove, offering versatile living options for various household needs.
- Four double bedrooms: Every bedroom is sized as a double, eliminating the compromise typically associated with box rooms in standard family dwellings.
- Multiple en-suite bathrooms: With two bedrooms boasting en-suite facilities alongside a main shower room and guest WC, morning bottlenecks for a busy family are significantly reduced.
- Dedicated home workspace: The inclusion of both a separate study and a home office provides ideal infrastructure for remote working or quiet academic study.
- Detached double garage: A large 35-square-meter detached garage with power and dual vehicular doors offers excellent secure storage, workshop potential, or parking flexibility.
- Outdoor entertainment space: A sun-drenched south-west facing paved patio provides an inviting environment for al-fresco dining and hosting guests during warmer months.
- Charming character features: Architectural touches such as a double-height entrance hall, arched windows, and an exposed stone chimney breast add distinct visual appeal and personality.
- Convenient local access: Situated just a three-minute drive from the historic market town of Graiguenamanagh, residents enjoy close proximity to schools, supermarkets, and essential daily amenities.
- Manageable commuting distances: Kilkenny City and New Ross are reachable within 28 and 22 minutes respectively, balancing countryside living with access to major regional hubs.
- Solid energy rating: The C3 BER offers a reasonable baseline for energy efficiency while leaving scope for further upgrades by the new owner.
- Secure gated entry: The block-built entrance with wrought-iron railings and electronic vehicular gates enhances both physical security and the feeling of exclusivity upon arrival.
- Ample parking capacity: The sweeping gravelled driveway provides generous off-street parking space capable of accommodating multiple vehicles comfortably for visiting guests.
- Flexible ground floor configuration: A ground floor bedroom with a walk-in wardrobe and adjacent shower room offers practical accessibility for guests or multi-generational living.
- Dedicated utility facilities: A separate utility room with direct outdoor access helps keep laundry and household chores organized away from the main kitchen spaces.
- Abundant natural light: Large dual-aspect reception rooms and strategically placed Velux windows ensure interior spaces remain bright and welcoming throughout the day.
- Stable asking price: The asking price has remained unchanged at €425,000 since initial observation, suggesting a fixed vendor expectation rather than a volatile bidding history.
- Scenic countryside outlook: Upper-level rooms and the bedroom balcony offer picturesque views of the surrounding rural landscape, enhancing the peaceful atmosphere.
- Plentiful storage options: Dedicated spaces including a walk-in hot press, a storeroom, and cloak cupboards help maintain a clutter-free living environment.
But keep in mind:
- Private well dependency: The property relies on its own private water well, meaning buyers should arrange thorough water quality and flow-rate testing during pre-purchase due diligence.
- Private septic tank: A proprietary septic tank system requires inspection to verify compliance with current environmental regulations and to assess its ongoing maintenance condition.
- Moderate energy rating: A C3 BER rating indicates that heating and insulation may require future capital investment to improve thermal comfort and reduce energy bills.
- Rural car dependency: While close to local towns, daily life requires driving for most errands, schools, and commuting, increasing household transport expenses.
- Oil-fired heating costs: The reliance on oil for central heating exposes the household to fluctuating fossil fuel prices compared to modern air-to-water heat pump systems.
- Maintenance of extensive grounds: Maintaining over one acre of mature gardens, lawns, and boundary hedging will demand significant ongoing physical effort or professional landscaping costs.
- Electronic gate reliability: The electronic vehicular gates represent a mechanical feature that could incur repair or replacement expenses if faults develop over time.
- First-floor layout complexity: The division of upper rooms into multiple separate spaces like studies and storage rooms might require reconfiguration to suit specific modern lifestyle preferences.
- Stagnant asking price context: The lack of recorded price movement since initial tracking could indicate a firm seller who may be reluctant to negotiate significantly below the €425,000 asking price.
- Upkeep of detached garage: The large detached double garage will need periodic maintenance regarding its roof, doors, and electrical connections to prevent deterioration.
- Balcony weather exposure: The first-floor balcony off bedroom two faces south-east and is exposed to the elements, requiring regular checks for water ingress and surface upkeep.
- Exposed stone upkeep: Interior exposed stone walls around the chimney breast and porch require careful cleaning and maintenance to prevent dust accumulation or mortar degradation.
- Velux window maintenance: Numerous roof-mounted Velux windows across the upper floor should be inspected for potential seal degradation and future leak risks.
- Timber floor maintenance: Extensive hardwood and semi-solid flooring throughout high-traffic areas will eventually require refinishing or specialized cleaning to maintain its finish.
- Private drainage compliance: Buyers must verify that the registration and percolation area of the septic tank meet current local authority standards to avoid costly remediation works.
- Extended commute to capital: Traveling to Dublin takes nearly two hours via the motorway, making frequent long-distance commutes to the capital impractical for daily work.
- Limited public transport: The rural townland setting offers minimal immediate access to public transport networks, making a reliable secondary vehicle essential.
- Potential damp risks: Large mature trees surrounding the property close to the structure can increase damp risks and require regular gutter clearance to prevent blockages.
- Complex plumbing systems: Multiple en-suites, bathrooms, and a utility room mean a larger network of pipes and fixtures to inspect for hidden leaks or maintenance issues.
- Staircase configuration: The bespoke U-shaped timber staircase with a tall arched window creates an impressive entrance but could present accessibility challenges for individuals with mobility limitations.
Price positioning
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- The asking price of €425,000 for this substantial four-bedroom detached family residence appears largely balanced when evaluated against local rural market dynamics and the generous one-acre site footprint.
- Signals supporting potential value include the extensive 215 square meter floor area, detached double garage, mature electronic-gated grounds, and multiple reception rooms, which elevate the property above standard regional offerings.
- Factors that could undermine this pricing level include the C3 energy rating indicating possible future retrofitting expenses, alongside regional comparable sales indicating some wider market ceilings.
- Relevant considerations involve the convenient proximity to Graiguenamanagh town amenities and dedicated home office spaces, which significantly enhance contemporary remote working appeal for prospective buyers.
Build Analysis
What we know from similar construction types
- The property is a substantial detached residence extending to approximately 215 m² on a mature site of over one acre, featuring extensive accommodation across two levels including multiple en-suites, a sunroom, and a detached double garage.
- Services include a private water well and a septic tank, meaning a buyer should investigate the ongoing maintenance, capacity, and registration/compliance status of these private systems.
- The BER rating is C3 with an energy performance indicator of 207.93 kWh/m²/yr, indicating a reasonable standard of energy efficiency for an existing rural home.
- A buyer should verify all planning permissions and building regulations compliance for the original construction and any subsequent features, such as the detached double garage and conservatory/sunroom additions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,900.
- Explanation: The property has a BER rating of C3 and spans approximately 215 square metres with oil-fired central heating and multi-fuel stoves, meaning energy consumption will reflect its detached nature and floor area.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a mature, rural countryside setting in County Kilkenny, appearing generally distant from heavy industrial facilities or major urban pollution sources.
- Buyers should independently verify the maintenance history and compliance of the private septic tank and private water well located on the grounds.
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 Graiguenamanagh area
WOOD RD, KNOCKBODLEY, GRAIGUENAMANAGH
- Sale date
- Declared sale price
- €291,000.00
RAHEENDONORE, GRAIGUENAMANAGH, CO KILKENNY
- Sale date
- Declared sale price
- €300,000.00
AGHCLARE, GRAIGUENAMANAGH, KILKENNY
- Sale date
- Declared sale price
- €528,400.00
5 HIGH ST, GRAIGUENAMANAGH, CO KILKENNY
- Sale date
- Declared sale price
- €162,000.00
28 COTTAGE GARDENS, GRAIGUENAMANAGH, KILKENNY
- Sale date
- Declared sale price
- €276,000.00
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: €4,250 — 1% of €425,000.
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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 €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on property value and registry filings.
- Property valuation fees: €150 to €300 for a mortgage or independent valuation report.
- Surveyor fees: €500 to €1,200 for a structural survey given the 215 square metre floor area.
- Annual home insurance: €500 to €1,000 depending on cover levels and the detached garage structure.
Forum Talk
What people are saying about this area
- Locals in the Graiguenamanagh area frequently discuss the scenic appeal and outdoor lifestyle offered by the nearby Barrow Valley and Brandon Hill.
- Residents often highlight the convenience of local amenities in Graiguenamanagh, including supermarkets, schools, and coffee shops, while noting the reliance on driving for larger trips to Kilkenny or New Ross.
- Community forums occasionally touch upon rural infrastructure topics such as local road maintenance and broadband availability.
- Property buyers in the wider Kilkenny region frequently look at rural detached homes for privacy and space while balancing commute times to major employment hubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property offers extensive and secure outdoor space spanning over an acre with electronic gates, providing a safe environment for young children to play.
- Teenagers8/10
With four bedrooms, multiple reception areas including a sunroom and a separate study/home office, teenagers can enjoy plenty of personal space.
- Multi-generational Living8/10
A flexible ground floor layout featuring a bedroom with an adjacent shower room and living space accommodates multi-generational living arrangements well.
- Single Buyers3/10
The substantial floor area of 215 m² and extensive acreage require significant maintenance and a higher budget, which may not suit most single buyers.
- Couples7/10
Couples looking for country-style tranquility with ample space for home working and entertaining will find this property appealing.
- Empty Nesters7/10
The property offers peaceful single-level living options on the ground floor, though the large garden and detached garage involve ongoing upkeep.
- Retirees6/10
While the ground floor features bedrooms and shower facilities, the rural location and large site require ongoing property management and private transport.
Work
3 areas- Remote Working9/10
Includes dedicated rooms such as a home office and a study, making it exceptionally well-suited for remote working arrangements.
- Hybrid Commuting6/10
With Kilkenny City a 28-minute drive and Dublin roughly one hour and fifty minutes away, hybrid commuting is feasible but involves driving.
- Retired7/10
Provides a peaceful retirement retreat with ground-floor living potential, though garden upkeep should be considered.
Practical
8 areas- Ageing in Place7/10
Features ground-floor bedrooms and a downstairs shower room, though buyers should verify if minor adaptations are needed for long-term accessibility.
- Low Maintenance3/10
A property of 215 m² set on over an acre of mature gardens requires substantial ongoing maintenance for both the house and grounds.
- Secure Gated Entry10/10
Accessed via a block-built entrance with wrought-iron railings and electronic vehicular gates for high security and privacy.
- Minimalist Design4/10
The home features traditional elements such as open fireplaces, exposed stone walls, and a country cottage aesthetic rather than minimalist design.
- Flexible Floor Plans8/10
The layout includes multiple reception rooms, potential ground-floor annex options, and a home office that offer excellent versatility.
- Heritage Home5/10
While styled as a country cottage with character features like exposed stone, it is a modern detached family residence.
- Ecological Setup5/10
The property relies on a private water well and septic tank, and has a C3 BER rating which buyers may wish to upgrade for energy efficiency.
- Outdoor areas10/10
Boasts circa 1.03 acres of sun-drenched private grounds, a south-west facing paved patio, and a detached double garage.
Interests
9 areas- Gardening10/10
Features circa 1.03 acres of mature, well-stocked gardens with neat lawns, herbaceous plants, and a detached double garage for equipment.
- Walking9/10
The scenic rural surroundings and proximity to the Barrow Valley offer fantastic opportunities for outdoor walking and hiking.
- Gym4/10
There is no dedicated home gym facility, though a large detached garage or spare rooms offer potential for conversion.
- Cycling8/10
Quiet country roads surrounding the area provide excellent routes for cycling enthusiasts.
- Golf5/10
While rural, the location requires travel to reach nearby golf courses in Kilkenny or surrounding regions.
- Fishing8/10
Proximity to the River Barrow area in Graiguenamanagh provides great local access for fishing enthusiasts.
- Horse Riding7/10
The rural setting and expansive grounds offer a country lifestyle suitable for equestrian interests, though stables are not currently present.
- Water Sports6/10
The nearby Barrow Valley offers river-based activities, though coastal water sports require a longer journey.
- Entertaining9/10
An open-plan kitchen and dining area, spacious sitting room, sunroom, and a south-west facing paved patio make this home ideal for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Positioned on a private, secluded site behind electronic gates surrounded by mature grounds, offering exceptional peace and quiet.
- Rural Living10/10
Set on circa 1.03 acres of mature gardens in a scenic country setting within County Kilkenny, providing an authentic rural lifestyle.
- Village Living7/10
Located just a short three-minute drive from the historic market town of Graiguenamanagh, providing convenient access to local village amenities.
- Coastal Living1/10
The property is located inland in County Kilkenny and is not near the coast.
- Urban Living2/10
Situated in a rural countryside setting far removed from urban centers, requiring a drive to access larger cities.
Social
6 areas- Community Involvement7/10
Proximity to Graiguenamanagh provides good access to local community groups, schools, and parish activities.
- Café Culture6/10
Local coffee houses and cafes are available within a short drive into Graiguenamanagh town.
- Nightlife3/10
Rural location offers limited nightlife options, which are restricted to local pubs and small establishments.
- Health/Wellness groups6/10
Local health centers and wellness activities are accessible in the nearby town, with pilates & stretching classes likely found in community hubs.
- Networking Opportunities3/10
The rural setting offers very limited local professional networking opportunities compared to major urban hubs.
- Tech-Hub Connectivity4/10
Rural broadband speeds should be verified by the buyer, though the dedicated home office space is ideal for tech professionals.
Listing information
- Agent
- Property Partners Doherty Buggy
- Phone
- 051425270/0862324941
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-3B4602HouseDelve · 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.