Three Bedroom Semi-Detached Home, Slí na Manach , Freshford, Co. Kilkenny, Freshford, Kilkenny
Price on application
3 Bed~2 Bath~122 m²~BER A2
What you'll like:
- A2 Energy Rating: This exceptional energy efficiency rating ensures significantly lower utility bills and superior thermal comfort throughout the year for modern family living.
- Generous Floor Area: Offering approximately 1323 square feet of internal space, this property provides ample room for growing households and entertaining guests comfortably.
- Full-Width Kitchen: The expansive kitchen and dining area spans the rear of the home, creating a bright central hub for daily family life and culinary activities.
- Separate Utility Room: Having a dedicated laundry and storage space off the main kitchen keeps noisy appliances hidden and maintains household organization efficiently.
- Guest WC Convenience: A ground-floor toilet adds essential practicality for visitors and residents alike, reducing traffic upstairs during busy morning routines.
- En-Suite Master Bedroom: The primary bedroom features a private en-suite bathroom, offering an exclusive retreat and reducing morning congestion at the main family bathroom.
- Thoughtful Upstairs Storage: Dedicated storage spaces on the upper level help keep household clutter managed and ensure seasonal items have a designated location.
- Modern Semi-Detached Design: Built as part of a new development, the property combines contemporary architectural standards with the privacy of only one adjoining neighbor.
- Village Setting Advantage: Located within Freshford, residents enjoy charming community living with local shops and essential amenities situated close to their front doorstep.
- Local Primary School: Having educational facilities nearby within the village makes morning school runs exceptionally convenient for families with young children.
- Sports and Green Spaces: Proximity to local sports facilities and the village green encourages an active outdoor lifestyle for residents of all age groups.
- Commuter Proximity: Situated approximately 15 kilometers from Kilkenny City, the location balances peaceful rural village living with accessible urban employment opportunities.
- New Build Appeal: Purchasing a newly constructed home typically minimizes near-term maintenance costs and incorporates modern building materials compliant with current regulations.
- Family-Oriented Layout: The distinct separation between the living room and the kitchen-dining zone allows different household members to engage in activities simultaneously.
- Professional Selling Agent: Represented by an established estate agency, buyers can expect a structured purchasing process and professional communication regarding the new development.
- Bright Living Areas: Generously proportioned windows throughout the architectural design maximize natural light penetration, creating an inviting and uplifting interior ambiance.
- Future Development Potential: Buying into a new phase of a residential scheme allows owners to benefit from neighborhood maturation and potential community infrastructure improvements.
- Blank Canvas Opportunity: Fresh plaster and unlived-in interiors give buyers complete freedom to customize color schemes and flooring without undertaking prior renovations.
- Strong Rental Demand: Modern A-rated semi-detached homes in commuter-friendly village settings generally attract robust long-term tenant interest if ever converted to investment use.
- Energy Grant Eligibility: High-efficiency new homes often qualify for specialized green mortgage rates offered by major lenders, potentially reducing monthly borrowing costs significantly.
But keep in mind:
- Unpublished Asking Price: The failure to display a clear numeric asking price makes initial budgeting difficult and requires direct inquiry to establish affordability parameters.
- Construction Phase Uncertainty: As part of an ongoing new development, buyers should verify exact completion timelines and potential delays before finalizing financial commitments.
- Commuter Dependency: Being 15 kilometers from Kilkenny City means daily commuters will likely rely heavily on private transport for work and major shopping trips.
- Limited Public Transit: Buyers should investigate local bus schedules and connectivity from Freshford to ensure reliable public transportation options are genuinely available.
- Rural Amenity Limits: While village shops are nearby, extensive retail therapy, specialized healthcare, and secondary schools will require travel to larger urban centers.
- Snagging List Required: Brand-new properties frequently require a detailed inspection to identify cosmetic defects or minor building oversights before taking final legal possession.
- Management Company Fees: New developments often establish estate management companies, so buyers must verify potential annual service charges for shared green space upkeep.
- Ongoing Construction Disruption: Early residents may experience noise, dust, and heavy contractor traffic while subsequent phases of the housing development are actively built.
- Garden Seeding Delays: Newly landscaped gardens in developments are often handed over as bare earth, requiring investment and time to establish proper lawns.
- Broadband Infrastructure Check: Buyers should verify high-speed fiber internet availability in Freshford to ensure remote work capabilities meet modern professional requirements.
- Parking Allocation Rules: It is important to confirm the exact number of designated parking spaces assigned to the property to prevent future neighbor disputes.
- Warranty Verification: Buyers must carefully examine the structural home-builder guarantee documentation to understand exactly what construction defects are covered post-purchase.
- Property Tax Assessment: Local property tax bands for new builds should be independently verified to accurately calculate ongoing yearly holding costs for the household.
- Kitchen Appliance Inclusion: It is crucial to clarify whether white goods and integrated kitchen appliances are included in the purchase price or require separate budgeting.
- Future Expansion Limits: Restrictive covenants in new housing developments often prohibit unauthorized exterior alterations or garden structures without prior developer consent.
- Phase Pricing Fluctuations: Buyers must research whether early purchasers in the development secure better pricing terms compared to those buying in later construction phases.
- Sound Insulation Testing: In semi-detached layouts, buyers should inquire about party wall soundproofing specifications to ensure adequate acoustic privacy between neighboring homes.
- Road Adoption Status: Buyers' legal representatives must confirm whether the local authority has formally taken charge of the estate roads and public lighting infrastructure.
- Utility Connection Fees: It is advisable to check for any initial connection or activation fees associated with setting up electricity, water, and gas utility accounts.
- Resale Market Liquidity: While village homes appeal to families, rural-adjacent developments can sometimes experience slower resale liquidity compared to city-center properties.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- This is a newly built semi-detached home spanning approximately 122 square metres within a new development.
- As a new build with an A2 BER rating, potential advantages include high energy efficiency, lower heating costs, modern insulation standards, and contemporary airtightness, which generally translate to improved comfort and reduced utility bills.
- The layout features a practical configuration including a separate living room, full-width kitchen and dining area, utility room, guest WC, and an en-suite main bedroom.
- Buyers should verify all structural warranties, compliance certifications such as the Snag List and final Building Energy Rating certificate, and check the status of any unfinished common areas or infrastructure within the new development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 600 to 900 euro.
- Explanation: Given the A2 BER rating and modern insulation standards for this 122 square meter home, the property is highly energy efficient, resulting in significantly lower heating demands compared to older housing stock.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a rural village setting with no major heavy industrial zones, waste-to-energy incinerators, or large active landfills in immediate proximity.
- Any potential minor legacy or agricultural runoff concerns should be verified as part of standard local environmental due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The general area sits within a rural inland setting, though buyers should consult local topographical maps and insurance risk assessments to confirm specific flood resilience.
- Prospective purchasers are advised to verify local drainage networks and historical weather event impacts with the local authority.
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 Freshford area
COOLESHALL, FRESHFORD, KILKENNY
- Sale date
- Declared sale price
- €375,000.00
FRAOCH DUBH, CASCADE, FRESHFORD
- Sale date
- Declared sale price
- €230,000.00
KILKENNY ST, FRESHFORD, CO KILKENNY
- Sale date
- Declared sale price
- €75,000.00
APT 2, BUNCRUSSIA STREET, FRESHFORD
- Sale date
- Declared sale price
- €90,000.00
APT 1, BUNCRUSSIA STREET, FRESHFORD
- Sale date
- Declared sale price
- €90,000.00
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
- 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.
- Property valuation fees: approximately 150 to 300 euro for mortgage purposes.
- Surveyor fees: approximately 500 to 1,000 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Locals in Freshford frequently discuss the appeal of new residential developments like Slí na Manach for bringing modern, energy-efficient housing to the village.
- Community forums often highlight the convenience of local amenities, including the primary school, shops, and sports facilities within walking distance.
- Residents appreciate the village lifestyle combined with the manageable 15 km commute to Kilkenny City for employment and broader services.
- Traffic calming and pedestrian safety through the village center are occasional topics of interest among community members.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With three bedrooms, a secure semi-detached layout, and a local primary school close at hand in Freshford, this home is well-suited for families with young children.
- Teenagers7/10
The generous 122 m² floor area provides adequate personal space for growing teenagers, though local secondary schooling options will need to be verified further afield.
- Multi-generational Living4/10
The standard three-bedroom, two-bathroom semi-detached layout offers limited privacy and separation for multi-generational households.
- Single Buyers6/10
A three-bedroom new build offers plenty of room to grow, though it may be larger and more costly to maintain than a typical starter home for a single buyer.
- Couples8/10
An A2-rated modern home provides couples with excellent energy efficiency and ample space for home offices or future planning.
- Empty Nesters6/10
Low maintenance associated with a new build is appealing, but a three-bedroom layout might exceed the space requirements of empty nesters.
- Retirees5/10
While modern comforts and an A2 energy rating are attractive, standard multi-story semi-detached living may be less suitable for long-term ageing in place.
Work
3 areas- Remote Working8/10
With 122 m² of modern space and three bedrooms, there is ample room to configure one or more dedicated home offices.
- Hybrid Commuting6/10
Kilkenny City is approximately 15 km away, making hybrid commuting manageable, though commutes further to Dublin or other hubs would be lengthy.
- Retired6/10
Village amenities and a modern, energy-efficient home suit retirement, subject to accessibility requirements.
Practical
8 areas- Ageing in Place5/10
A two-story semi-detached home features stairs that may become challenging over time, though the ground floor offers good functional flow.
- Low Maintenance9/10
As a brand new A2-rated home, maintenance requirements should be minimal for the initial years of ownership.
- Secure Gated Entry2/10
The property is part of an open village development rather than a private gated community.
- Minimalist Design7/10
Contemporary new-build architecture provides clean lines and efficient layouts well-suited to minimalist interiors.
- Flexible Floor Plans7/10
The Type E layout includes a separate living room, kitchen/dining area, and utility room, offering distinct and adaptable zones.
- Heritage Home1/10
This is a newly constructed modern home rather than a period or heritage property.
- Ecological Setup9/10
An impressive BER rating of A2 indicates high energy efficiency, excellent insulation, and lower running costs.
- Outdoor areas7/10
Includes practical outdoor space typical of a semi-detached new build, complemented by nearby access to the village green.
Interests
9 areas- Gardening5/10
Typical new-build semi-detached plots offer manageable outdoor spaces for basic gardening, though size may vary.
- Walking7/10
The village setting allows for pleasant local walks around Freshford and immediate access to the village green.
- Gym4/10
Dedicated commercial gym facilities are likely limited within the immediate village, requiring travel toward Kilkenny City.
- Cycling6/10
Country and village roads around Freshford can accommodate cycling, though local traffic and infrastructure should be assessed.
- Golf5/10
Golf enthusiasts will need to investigate nearby courses located in the broader County Kilkenny region.
- Fishing5/10
Proximity to local rivers in the wider Kilkenny countryside offers potential fishing opportunities for enthusiasts to verify.
- Horse Riding5/10
Rural County Kilkenny is known for equestrian pursuits, though local stables and livery yards should be checked for convenience.
- Water Sports2/10
Inland Co. Kilkenny lacks immediate access to major water sports hubs, which are typically found further afield or on the coast.
- Entertaining8/10
The full-width kitchen and dining area, combined with a separate living room, provides a very functional layout for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a new development in the village of Freshford, residents can generally expect a peaceful, community-oriented environment away from major urban noise.
- Rural Living6/10
The location offers a countryside feel with close proximity to Kilkenny's rural landscapes, while still maintaining village convenience.
- Village Living9/10
Positioned directly in Freshford, putting local shops, sports facilities, and the village green within easy walking distance.
- Coastal Living1/10
The property is located inland in County Kilkenny, far away from any coastal areas.
- Urban Living3/10
Freshford is a small village setting; those seeking bustling city amenities will need to travel approximately 15 km to Kilkenny City.
Social
6 areas- Community Involvement8/10
Village living in Freshford naturally fosters a close-knit community spirit centered around local sports facilities and the village green.
- Café Culture4/10
While local village shops are present, extensive café culture is likely limited compared to larger urban centers like Kilkenny City.
- Nightlife3/10
Nightlife options are subdued in a rural village setting, requiring trips into Kilkenny City for a wider variety of pubs and restaurants.
- Health/Wellness groups5/10
Local sports facilities exist, but specialized wellness or fitness classes should be verified within the immediate community.
- Networking Opportunities3/10
Professional networking is minimal in a quiet village; remote workers will likely rely on online platforms or commute.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and fiber availability, although modern developments typically target good connectivity.
Listing information
- Agent
- Stanley Estate Agents
- Phone
- 01 845 5509
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-9F6D51HouseDelve · 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.