Saint Mullins Road, Tinnahinch, Graiguenamanagh, Co. KilkennyR95X5C9
€369,000
3 Bed~2 Bath~123 m²~BER C
What you'll like:
- Scenic mountain views: The property enjoys outstanding vistas of both the Blackstairs Mountains and Mount Brandon, providing a picturesque and tranquil daily backdrop for any prospective homeowner.
- Convenient walking distance: Situated on the edge of Graiguenamanagh, the bungalow offers easy pedestrian access to local village amenities, reducing reliance on cars for daily essentials.
- Private enclosed garden: A well-maintained outdoor space bordered by mature hedging offers privacy and security, making it an ideal environment for families, children, and outdoor entertaining.
- Dual living spaces: Featuring both a separate formal living room and an expansive open-plan kitchen, dining, and living zone, the layout provides excellent flexibility for modern family life.
- Recently fitted wet-room: The main bathroom has been upgraded to a contemporary wet-room style complete with a heated towel rail, offering immediate modern convenience and accessible facilities.
- Dedicated utility room: A separate utility space with built-in storage presses and wooden countertops keeps laundry and household chores neatly organized away from the main kitchen area.
- Integrated WC facilities: The inclusion of secondary toilet and washing facilities within the utility zone adds practical everyday convenience for busy households and visiting guests.
- Built-in wardrobe storage: Bedroom one includes fitted wardrobes, maximizing floor space and providing ready-made storage solutions for the new occupant from day one.
- Solid fuel fireplace: The open-plan living area features a striking black marble fireplace with a standalone solid fuel stove, creating a cozy focal point during colder winter months.
- Charming sitting room hearth: The separate sitting room incorporates a traditional stone hearth and inset fireplace with a wooden mantel, adding character and warmth to the interior.
- Outdoor patio connection: Patio doors leading directly from the kitchen-dining zone out to a paved patio area seamlessly blend indoor and outdoor living spaces for summer dining.
- Extension potential: The generous plot size and layout offer clear potential for future extensions, allowing a growing family to expand the footprint subject to local planning permission.
- Manageable bungalow scale: Single-story living eliminates internal stairs, making the accommodation highly accessible and attractive for downsizers or buyers seeking long-term mobility ease.
- Steel garden storage: A durable steel shed situated on a concrete base to the side of the property provides secure outdoor storage for garden tools, bicycles, and leisure equipment.
- Stable asking price: Recorded listing data shows the asking price has remained completely steady at €369,000, indicating a firm vendor pricing stance with no erratic mid-campaign adjustments.
- Decent floor footprint: With approximately 123 square meters of total area indicated in the specifications, the home provides comfortable proportions across its three bedrooms and reception spaces.
- Oil-fired central heating: The installed wet radiator system powered by oil offers reliable and controllable home heating across the various rooms during seasonal temperature drops.
- Established boundary hedging: Mature boundary greenery ensures immediate privacy from neighboring plots, saving years of waiting for newly planted shrubs to mature and fill out.
- Natural light flow: Generously proportioned windows in the main living zones and bedrooms ensure bright interiors, enhancing the warm and welcoming feel of the home throughout the day.
- Attractive entry hallway: A welcoming entrance corridor sets a pleasant tone upon arrival and provides a practical architectural buffer between the front door and the main living rooms.
But keep in mind:
- Moderate energy rating: The property holds a C building energy rating, meaning the buyer should budget for future insulation or heating upgrades to achieve superior energy efficiency and lower bills.
- Discrepancy in floor area: Listing details mention differing square meter figures between the narrative and specifications, so buyers must independently verify the exact usable floor area before proceeding.
- Potential modernization needs: While habitable, parts of the interior aesthetic may require updating to contemporary tastes, which will involve additional financial investment beyond the purchase price.
- Planning permission risks: Any future plans to extend the bungalow will require navigating local council planning regulations, with no guarantee that substantial alterations will be approved.
- Rural septic considerations: Situated on the edge of a rural area, the buyer must verify the status, capacity, and condition of any private wastewater treatment system serving the dwelling.
- Water supply verification: Buyers should thoroughly check whether the property relies on a private well or municipal mains supply, including water pressure and ongoing potability testing.
- Oil heating dependency: Reliance on oil-fired central heating exposes the household to fluctuating fossil fuel prices, requiring careful budgeting for annual fuel deliveries.
- Traffic and road safety: Located along a road leading out of the settlement, buyers should observe local traffic speeds and pedestrian safety measures during peak commuting hours.
- Boundary line clarity: Mature hedging can sometimes obscure exact legal property boundaries, making it essential to have a qualified surveyor cross-reference the title deeds with the ground layout.
- Surface water drainage: Given the regional geography and garden patio paving, buyers should inspect surface water runoff patterns to ensure dampness does not affect the exterior walls.
- Shed condition inspection: The steel storage shed on its concrete base should be checked for internal condensation, rust, or roof integrity during the structural survey phase.
- Chimney structural check: Both the sitting room stone hearth fireplace and the kitchen solid fuel stove flues require professional chimney sweeps and structural inspections prior to use.
- Electrical system audit: As the age of the electrical wiring network is not fully specified, a comprehensive pre-purchase electrical safety assessment is strongly recommended for buyer peace of mind.
- Window and seal longevity: Buyers should examine all window frames, double-glazed units, and exterior door seals for drafts, condensation, or wear that might necessitate replacement.
- Flat roof or extension joints: If any part of the bungalow incorporates older flat roof sections or utility connections, these junctions must be checked for potential weatherproofing vulnerabilities.
- Vendor pricing firmness: The lack of any downward adjustment in the recorded asking price history suggests the seller may hold firm expectations during upcoming price negotiations.
- Appliance working order: Built-in kitchen appliances such as the induction hob, oven, and extractor fan should be tested during the survey to confirm they function correctly.
- Attic insulation depth: The buyer should inspect the attic space to confirm adequate thermal insulation depth and check for proper roof ventilation to prevent timber dampness.
- Local development oversight: Investigating nearby county development plans is crucial to ensure future rural or residential zoning changes will not impact the surrounding landscape views.
- BER certificate validity: Buyers should ensure the current BER advisory report is fully reviewed to identify the most cost-effective steps for improving the home's energy performance tier.
Price positioning
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- The asking price of 369,000 euros appears moderately above average when compared to nearby rural property indicators in the local area, reflecting its scenic hillside location and panoramic views of the surrounding Blackstairs Mountains.
- Valuation signals show a potential premium attached to the property due to its walking distance convenience to local amenities combined with a private enclosed garden, though the BER C rating indicates future energy upgrade costs.
- Strong local demand for well-maintained rural bungalows could support this asking price, whereas potential overvaluation risks might emerge if buyers factor in the necessary capital expenditure required for modernisation and extension works.
- The stable asking price history since initial listing suggests a firm vendor pricing strategy with limited immediate pressure to discount, leaving room for eventual negotiation depending on overall buyer interest levels.
Build Analysis
What we know from similar construction types
- The property is a detached three-bedroom bungalow featuring a conventional block-built construction style typical of rural Irish residential homes, offering single-level living accommodation.
- The layout includes a separate sitting room and an open-plan kitchen, dining, and living area, alongside practical additions such as a utility room and a recently upgraded wet-room-style shower room.
- Buyers should investigate the structural condition of the roof, windows, and external walls, as well as the age and efficiency of the oil-fired central heating system.
- Given the rural setting near elevated terrain, buyers should verify local drainage arrangements, surface water management, and the condition of any septic tank or local wastewater treatment infrastructure.
- The listing notes potential for extension or modernisation subject to planning permission, meaning buyers should consult with a local architect or planner regarding zoning and local development restrictions.
Heating cost*
Estimated expense to heat this property every year
- 1,400 to 1,800 euro per year
- The property features oil-fired central heating and a C BER rating for a detached or bungalow layout of approximately 89 to 123 square metres, resulting in moderate annual energy consumption for space heating and hot water.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural setting on the edge of Graiguenamanagh, well removed from major industrial zones, heavy manufacturing, or large-scale waste facilities.
- Any minor localized environmental queries regarding older agricultural practices or septic arrangements should be verified as part of standard pre-purchase due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property occupies an elevated position on Saint Mullins Road in Tinnahinch, which generally offers good separation from the lower-lying riverbanks prone to seasonal high water levels.
- Buyers should consult detailed local flood maps and verify surface water drainage specifics for the immediate plot, as parts of the wider valley near the River Barrow have historical flood alerts.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
ST MULLINS RD, GRAIGUENAMANAGH, CO KILKENNY
- Sale date
- Declared sale price
- €325,000.00
Recent sales in the wider Tinnahinch 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: €3,690 — 1% of €369,000.
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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 are estimated between 1,500 and 3,000 euro plus VAT.
- Land registration and outlays are estimated between 600 and 1,000 euro.
- Property valuation fees are estimated between 150 and 250 euro.
- Surveyor fees are estimated between 500 and 1,200 euro depending on the depth of the survey.
- Annual home insurance is estimated between 400 and 700 euro.
Forum Talk
What people are saying about this area
- Locals in the Graiguenamanagh and Tinnahinch area frequently discuss the scenic appeal of living near the River Barrow and the local walking trails.
- Community forums often highlight the active local amenities and strong community spirit shared between the twin villages.
- Residents occasionally mention traffic considerations around the bridge connecting Graiguenamanagh and Tinnahinch during peak times.
- Discussion on local planning often touches upon the desirability of detached and semi-rural homes with mountain views towards Mount Brandon and the Blackstairs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a private enclosed garden, making it suitable for young children, though parents should note the rural setting on the edge of town.
- Teenagers6/10
Three bedrooms provide adequate space, but teenagers may find the quiet rural location on the edge of Graiguenamanagh somewhat isolated compared to urban centers.
- Multi-generational Living5/10
The single-level bungalow layout has potential, but the 123.42 m² (or approximately 89 m² as noted in layout details) might feel tight for multi-generational households without extension.
- Single Buyers6/10
At an asking price of €369,000 with three bedrooms, it offers plenty of space for a single buyer, though the location suits those looking for a quieter countryside lifestyle.
- Couples8/10
An ideal setup for couples looking for a spacious home with an open-plan kitchen/living/dining area and stunning mountain views.
- Empty Nesters9/10
Bungalow living eliminates stairs, making this an exceptional option for empty nesters wanting a manageable layout, private garden, and scenic views.
- Retirees9/10
Single-level accommodation, a recently fitted wet-room-style shower, and a peaceful rural setting provide an ideal environment for retirement.
Work
3 areas- Remote Working7/10
The quiet rural environment offers a peaceful home office setting, though buyers should verify local broadband speeds for remote work reliability.
- Hybrid Commuting5/10
The rural Co. Kilkenny location means hybrid commuting to major employment hubs like Dublin or Waterford will involve significant travel time.
- Retired9/10
An ideal home for retirees seeking single-level living, tranquility, and easy access to local village amenities without urban noise.
Practical
8 areas- Ageing in Place9/10
As a bungalow with a recently fitted wet-room-style shower, this property is exceptionally well-suited for ageing in place.
- Low Maintenance7/10
The single-level structure and manageable enclosed garden keep maintenance straightforward, though some modernization may be desired.
- Secure Gated Entry3/10
The property features a private enclosed garden with mature hedging, but lacks a formal secure gated entrance.
- Minimalist Design5/10
Features traditional layout elements like a stone hearth and pitched rooms rather than stark modern minimalism.
- Flexible Floor Plans7/10
Offers an open-plan kitchen/living/dining area alongside potential for future extension, subject to planning permission.
- Heritage Home4/10
This is a standard bungalow rather than a protected historic or heritage structure.
- Ecological Setup5/10
Equipped with standard oil-fired central heating and a C BER rating, leaving room for future green energy upgrades.
- Outdoor areas8/10
Includes a private enclosed garden with mature hedging, a paved patio area, and a small steel shed on a concrete base.
Interests
9 areas- Gardening8/10
Features a private, enclosed garden bordered by mature hedging and a well-maintained outdoor space with potential for green-thumbed buyers.
- Walking8/10
The scenic rural location near the Blackstairs Mountains and Mount Brandon offers excellent walking and hiking opportunities.
- Gym4/10
Dedicated commercial gym facilities will likely require travel into nearby towns, as the immediate setting is rural.
- Cycling7/10
The picturesque local roads around Graiguenamanagh offer pleasant cycling routes, though rural country lanes require caution.
- Golf5/10
Golf enthusiasts will need to travel to regional courses, as there are no major golf facilities immediately on the doorstep.
- Fishing7/10
The scenic riverside context of Graiguenamanagh near the Barrow provides good local opportunities for fishing enthusiasts.
- Horse Riding6/10
Rural surroundings and country roads provide a suitable backdrop for equestrian pursuits, though local stables should be verified.
- Water Sports6/10
Proximity to local river amenities supports certain water activities like kayaking or rowing, depending on exact river access.
- Entertaining7/10
The open-plan kitchen/living/dining area and patio doors leading to a paved outdoor space lend themselves well to hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located in a picturesque rural setting with views of the Blackstairs Mountains and Mount Brandon, offering a very tranquil atmosphere.
- Rural Living9/10
Situated on the edge of Graiguenamanagh surrounded by countryside, landscape views, and mature hedging.
- Village Living8/10
Within walking distance of local amenities in Graiguenamanagh, blending countryside calm with village convenience.
- Coastal Living2/10
The property is inland in Co. Kilkenny with mountain views, far away from any coastal environment.
- Urban Living3/10
This is a rural and village-edge setting, offering very little of the fast-paced urban lifestyle or city amenities.
Social
6 areas- Community Involvement7/10
Being on the edge of Graiguenamanagh allows residents to engage comfortably with local community groups and village life.
- Café Culture6/10
Local village amenities include spots for coffee and socializing, though options are naturally more limited than in large cities.
- Nightlife3/10
Nightlife is quiet and restricted to local country pubs, offering very little in terms of clubs or late-night entertainment.
- Health/Wellness groups6/10
Walking groups and local wellness classes can typically be found within the community or nearby towns.
- Networking Opportunities3/10
Professional networking is minimal in this rural village setting, requiring travel for business events.
- Tech-Hub Connectivity3/10
Not located near a major tech hub; connectivity relies heavily on remote infrastructure.
Listing information
- Agent
- Donohoe Properties
- Phone
- 056 777 0400
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-37FFF5HouseDelve · 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.