Rathkyle, Byrnesgrove, Ballyragget, Co. KilkennyR95PX43
€895,000
4 Bed~5 Bath~284 m²~BER C1
What you'll like:
- Generous floor area: The contemporary single-storey residence spans approximately 284 square meters, providing a substantial and versatile footprint that easily accommodates modern family living without the encumbrance of stairs.
- Extensive landholding: Encompassing about 17 acres of quality agricultural land, the property offers fantastic potential for hobby farming, equestrian pursuits, or general rural lifestyle activities.
- Equestrian facilities ready: The dedicated stable yard includes a barn with three loose boxes, a wash bay, and adjacent paddocks, saving buyers significant time and setup costs for horses.
- Private rural setting: Approached via a long private avenue, the home guarantees exceptional privacy, tranquillity, and security away from busy public thoroughfares.
- Panoramic views: Elevated countryside vistas stretching towards Mount Leinster create a stunning daily backdrop and significantly enhance the long-term lifestyle enjoyment of the home.
- Turnkey presentation: Constructed in 2007 and maintained in excellent condition, the property allows new owners to move in immediately without undertaking disruptive or costly initial renovations.
- Abundant natural light: Thoughtful architectural design featuring a striking entrance hall roof lantern and extra-height ceilings ensures bright, uplifting living spaces throughout the daylight hours.
- Dual reception rooms: Two generously proportioned living areas offer fantastic layout flexibility for entertaining guests or maintaining separate family relaxation zones simultaneously.
- Seamless outdoor access: Multiple sets of French doors opening from reception areas directly onto south-facing terraces create an effortless integration between indoor living and outdoor entertaining spaces.
- Dual heating options: The integration of both wood and oil-burning stoves alongside central heating provides reliable, flexible comfort options during colder winter months.
- Spacious kitchen diner: The central kitchen and dining area features comprehensive cabinetry, a large central island, and an AGA range, serving as a highly functional heart of the home.
- Triple-aspect living room: A particularly bright secondary reception room captures sunlight from three directions and frames uninterrupted landscape views, creating a wonderful reading or relaxation space.
- En suite accommodation: All four spacious double bedrooms benefit from private en suite bathrooms and walk-in wardrobes, ensuring maximum comfort and privacy for family members and guests.
- Luxurious principal suite: The main bedroom includes a dedicated seating space, a substantial en suite, and a walk-in wardrobe, forming a private sanctuary away from the rest of the home.
- Secondary entrance access: A separate external entrance leading to the principal bedroom wing provides useful independent access options for multi-generational living or visiting guests.
- Practical utility spaces: A large utility room and separate guest WC situated near the main entrance help maintain household organization and contain daily domestic chores.
- Secure vehicle storage: A practical double garage positioned right beside the main residence offers robust and secure vehicle parking alongside valuable additional storage space.
- Well-divided paddocks: The agricultural land is neatly partitioned into five principal fenced paddocks, enabling effective rotational grazing and well-managed livestock or equine turnout.
- Convenient regional proximity: Despite its deeply rural feel, the property remains close to Kilkenny City, ensuring easy access to urban amenities, secondary schools, and professional services.
- Stable asking price: Recorded asking price history shows the property has remained stable at €895,000 without erratic fluctuations, suggesting a confident seller and clear initial valuation.
But keep in mind:
- C1 energy rating: A BER rating of C1 is typical for mid-2000s rural builds but may require future insulation or heating upgrades to meet modern high-efficiency standards.
- Substantial maintenance overhead: Managing approximately 17 acres of pasture, multiple paddocks, and agricultural outbuildings requires ongoing labor, time, and financial investment from the buyer.
- Septic tank compliance: Buyers should thoroughly investigate the status and registration of the private sewage treatment system to ensure it meets current environmental standards.
- Private well dependency: Water supply likely relies on a private well rather than mains infrastructure, meaning the buyer must verify water quality, yield, and pump reliability.
- High heating demands: Large single-storey footprints with vaulted ceilings can sometimes incur higher heating costs, making the efficiency of the oil system and stoves critical to check.
- Agricultural boundary checks: Buyers must verify that all paddock fencing, gates, and land boundaries strictly match the legal folio map to avoid future boundary disputes.
- Outbuilding structural condition: While functional, the agricultural barns and stable loose boxes should be independently surveyed for roof integrity, timber rot, and general wear.
- Single-level heating distribution: Radiators and pipework running entirely across a sprawling single-storey footprint should be inspected for balanced heat distribution and potential pressure drops.
- Private avenue upkeep: A long private avenue provides great seclusion, but the buyer will bear sole responsibility for surface maintenance, pothole repairs, and drainage clearance.
- Planning permission verification: Buyers intending to expand equestrian facilities or construct additional agricultural buildings must verify local planning guidelines and restrictions carefully.
- Rural connectivity speeds: High-speed broadband availability should be explicitly tested by the buyer, as remote rural locations can occasionally suffer from restricted internet infrastructure.
- Local agricultural activity: Proximity to working farmland means potential seasonal noise, dust, and odours from slurry spreading or machinery operation during peak farming months.
- Oil storage security: The reliance on an oil-fired heating system requires checking the condition, capacity, and security of the external oil storage tank.
- Extensive glazing exposure: Numerous large French doors and windows offer fantastic views but may represent vulnerable entry points requiring upgraded security locks.
- Gravel driveway management: Extensive gravel driveways look attractive but require periodic topping up, weed control, and raking to prevent displacement and rutting.
- Roof lantern maintenance: The striking entrance hall roof lantern should be inspected for proper flashing seals to prevent any risk of long-term water ingress or condensation.
- Property tax banding: The substantial floor area and rural site footprint may place the property into a higher Local Property Tax bracket requiring careful annual budgeting.
- Limited public transport: The rural Byrnesgrove location lacks convenient pedestrian access to public transport networks, making a multi-vehicle household entirely car-dependent.
- Local market liquidity: High-value rural lifestyle properties with acreage often have a narrower pool of active buyers, which could impact future resale timing compared to urban homes.
- Legal right-of-way checks: Solicitors must thoroughly examine the legal title and rights of way pertaining to the long access avenue to ensure unhindered permanent access rights.
Price positioning
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- The asking price of 895,000 euros appears moderately overvalued when considering the previous acquisition price of 690,000 euros achieved for the exact same rural property in recent years, despite the general upward trend in residential real estate values.
- Valuation signals are supported by the inclusion of seventeen acres of agricultural land, a stable yard with multiple loose boxes, excellent equestrian amenities, and a substantial contemporary single-storey residence boasting high specifications.
- Such a premium price point could be supported by sustained high demand for lifestyle and equestrian properties within County Kilkenny, while it could be undermined by potential buyer resistance to rural locations lacking immediate suburban convenience.
- Additional relevant factors include the property energy rating of C1, which may necessitate future efficiency upgrades, and the unique combination of panoramic countryside views with comprehensive outbuildings that justify a specialized pricing niche.
Build Analysis
What we know from similar construction types
- Constructed in 2007, this contemporary single-storey bungalow features vaulted and extra height ceilings throughout, along with a roof lantern over the entrance hall to maximize natural light.
- The property benefits from extensive accommodation including four en suite bedrooms with walk-in wardrobes, a double garage, and outbuildings comprising loose boxes and a wash bay.
- A buyer should investigate the compliance and condition of the secondary entrance serving the principal suite wing, as well as ensure all outbuildings and agricultural lands meet local planning and environmental regulations.
- Given the 2007 build year, a thorough structural and thermal survey should be conducted to verify insulation standards, heating systems, and compliance with building regulations of that period.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 euro to 3,500 euro.
- Explanation: This estimate accounts for the 284 square metre floor area, a C1 BER rating, and the use of oil and wood-burning stoves as indicated in the property details.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a tranquil rural countryside setting in County Kilkenny, well removed from heavy industrial centers, major manufacturing plants, and large-scale commercial incinerators.
- There are no apparent legacy landfill sites or prominent industrial pollution hazards immediately adjoining the lands, though standard environmental due diligence is recommended to verify local soil and water quality.
Flood Safe
8/10Water overflow reports to follow up
- The residence and surrounding 17 acres occupy an elevated rural landscape with panoramic views towards Mount Leinster, suggesting a generally low topographic likelihood of widespread pluvial flooding.
- Buyers should consult detailed national flood hazard mapping and commission a thorough structural survey to confirm that low-lying sections of the acreage or access avenues are entirely free from localized water accumulation risks.
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 Ballyragget area
47 GLEN VALE, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €350,000.00
APT 9 GLENVALE, THE CRESCENT, BALLYRAGGET
- Sale date
- Declared sale price
- €162,500.00
TOWER HILL, FAIRGREEN, BALLYRAGGET
- Sale date
- Declared sale price
- €325,000.00
58 GLEN VALE, BALLYRAGGET, CO KILKENNY
- Sale date
- Declared sale price
- €275,000.00
1 GREENVIEW, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €260,000.00
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
RATHKYLE, BALLYRAGGET, KILKENNY
- Sale date
- Declared sale price
- €690,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €8,950 — 1% of €895,000.
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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 euro to 3,500 euro plus VAT and outlays.
- Land registration fees: roughly 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: about 150 euro to 300 euro.
- Surveyor fees: approximately 800 euro to 1,500 euro given the floor area and outbuildings.
- Annual home insurance: roughly 700 euro to 1,200 euro depending on the level of coverage for the house and outbuildings.
Forum Talk
What people are saying about this area
- Locals in the Ballyragget and greater County Kilkenny area frequently discuss the peaceful nature of rural living combined with convenient access to Kilkenny City.
- Community forums often highlight the appeal of properties with substantial land holdings, particularly for equestrian and small-scale hobby farming enthusiasts.
- Residents in rural Kilkenny frequently share insights on local agricultural community events, farmers' markets, and regional infrastructure updates.
- Discussions regarding country properties often emphasize the importance of private well water maintenance and septic tank compliance, which buyers should verify during surveys.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers extensive single-level accommodation and around 17 acres of private land, providing a very safe and secure environment for young children to play outdoors under supervision.
- Teenagers7/10
Four spacious double bedrooms with en suite bathrooms and walk-in wardrobes offer excellent independence for teenagers, though the rural location requires driving for school and social activities.
- Multi-generational Living8/10
The substantial single-storey footprint with a secondary independent entrance to one wing of the house lends itself well to multi-generational living arrangements.
- Single Buyers2/10
A massive 284 sq m home with 17 acres carries very high maintenance requirements and an asking price of €895,000, making it impractical for most single buyers.
- Couples7/10
Wonderful for couples seeking space, privacy, and a rural lifestyle, though the scale of the property and land might be excessive if they do not farm or keep horses.
- Empty Nesters7/10
All accommodation is arranged entirely on one level, which is ideal for ageing empty nesters wanting to avoid stairs, though the 17 acres require ongoing estate management.
- Retirees7/10
Single-storey layout avoids internal stairs entirely, making daily movement easy, though rural isolation and grounds maintenance should be factored in by retirees.
Work
3 areas- Remote Working8/10
Spacious versatile living accommodation provides plenty of room for home offices, though remote workers should verify local broadband speeds and connectivity.
- Hybrid Commuting6/10
Proximity to Kilkenny helps, but the rural location means commuting to major employment hubs like Dublin will involve significant travel time.
- Retired9/10
Single-level layout is perfect for retirees, provided they are comfortable managing a large home and extensive grounds.
Practical
8 areas- Ageing in Place9/10
Arranged entirely on one level with wide corridors and no stairs, making it exceptionally well-suited for ageing in place.
- Low Maintenance4/10
While the immediate house grounds are gravelled and paved for ease, maintaining 17 acres of agricultural land, paddocks, and outbuildings requires substantial ongoing effort.
- Secure Gated Entry8/10
Approached via a long private avenue with secure gated turnout areas and enclosed boundaries providing good privacy and security.
- Minimalist Design4/10
The home features traditional warmth with stoves, an AGA range, and classic country styling rather than stark minimalist architecture.
- Flexible Floor Plans8/10
Spacious and versatile single-storey layout with multiple reception rooms and a secondary independent entrance to the bedroom wing.
- Heritage Home2/10
Constructed relatively recently in 2007, this is a modern contemporary bungalow rather than a historic heritage home.
- Ecological Setup6/10
Features wood and oil burning stoves and an AGA range, set on 17 acres of grassland, though the C1 BER rating indicates room for energy efficiency upgrades.
- Outdoor areas10/10
Outstanding outdoor assets including a south-facing terrace, mature planting, gravelled driveways, stable yards, and 17 acres of well-fenced paddocks.
Interests
9 areas- Gardening9/10
Well-maintained grounds, mature planting, and ample outdoor space provide fantastic opportunities for keen gardeners.
- Walking9/10
With 17 private acres and quiet countryside roads surrounding the property, there are abundant opportunities for scenic walking right from the doorstep.
- Gym3/10
There are no commercial gym facilities nearby due to the rural location, requiring a dedicated home gym setup if desired.
- Cycling8/10
The surrounding country lanes offer scenic routes for cycling enthusiasts, though traffic speeds on rural roads should be noted.
- Golf5/10
Requires driving to reach regional golf courses in County Kilkenny, as none are immediately adjacent.
- Fishing6/10
The rural Kilkenny location may offer access to regional rivers and angling spots, though buyers should verify local fishing rights and distances.
- Horse Riding10/10
An exceptional setup for equestrian enthusiasts featuring a stable yard with three loose boxes, a wash bay, secure turnout areas, and multiple paddocks across 17 acres.
- Water Sports2/10
Inland rural setting with no immediate access to major water sports facilities.
- Entertaining9/10
Spacious reception rooms with French doors opening onto south-facing terraces, a large kitchen with an AGA range, and extensive outdoor dining spaces make this ideal for hosting guests.
Lifestyle
5 areas- Quiet Living10/10
Approached via a long, private avenue and surrounded by 17 acres of countryside with panoramic views, the property offers exceptional peace, quiet, and privacy.
- Rural Living10/10
Set amidst quality agricultural land and mature planting in County Kilkenny, this is a quintessential rural lifestyle property with extensive paddocks.
- Village Living4/10
The setting is entirely countryside rather than a tight-knit village community, meaning residents must travel for local amenities.
- Coastal Living1/10
The property is located inland in County Kilkenny with no proximity to the coast.
- Urban Living1/10
This is a rural country home far removed from city or urban centers, though it is close to Kilkenny city by car.
Social
6 areas- Community Involvement5/10
Rural setting requires intentional effort to engage with nearby local communities and village events.
- Café Culture2/10
No cafes are within walking distance given the private, rural location.
- Nightlife1/10
Completely rural setting with no local nightlife; trips to nearby towns or Kilkenny city are necessary for evening entertainment.
- Health/Wellness groups3/10
Local wellness groups will require travel into nearby towns or Kilkenny.
- Networking Opportunities2/10
Professional networking is virtually non-existent in this immediate rural area.
- Tech-Hub Connectivity2/10
Far from major urban tech hubs, meaning remote tech workers will rely entirely on digital infrastructure.
Listing information
- Agent
- Savills - Country
- Phone
- +353 1 618 1300
- Current status
- active
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-DC538BHouseDelve · 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.