{
"PropertyId": 4959937,
"Address": {
"FullAddress": "Coolmeen",
"Town": "Ballyhale",
"County": "Kilkenny",
"Eircode": "R95R7F7"
},
"Location": {
"Latitude": 52.4485071,
"Longitude": -7.2022889
},
"PropertyDetails": {
"Beds": "5 beds",
"Baths": "4 baths",
"FloorAreaSqM": 239,
"Ber": "C1",
"Features": []
},
"BrochureContent": [
{
"ContentType": "Description",
"Content": "The quality, scale, and design of this executive-style residence are central to its appeal, offering a rare opportunity in a prime location. Positioned just minutes from the M9 motorway and equidistant between Kilkenny City and Waterford City, the property combines rural tranquillity with exceptional accessibility.\r\nFrom the outset, the setting impresses. Situated on an elevated site outside Ballyhale village, the approach is defined by landscaped grounds, rolling lawns, native trees, and carefully planned outdoor living areas, including a patio and BBQ space. A sweeping gravel driveway encircles the home, ensuring effortless access throughout the site and to the impressive detached garage/workshop—a standout addition to the property, offering endless potential for storage, hobbies, or business use.\r\nThe residence itself is distinguished by superior craftsmanship and thoughtful design. With the main living spaces positioned to one end, the layout provides both comfort and functionality, ensuring a natural flow for family life and entertaining. The exterior is beautifully proportioned, enhanced by a carefully considered window schedule that floods the interiors with natural light. The appearance of the house shelters the true size of the property, leaving it deceiving.\r\nA Georgian-inspired entrance, complete with an arched fanlight and glass side panels, creates a striking first impression and sets the tone for the elegance within.\r\nPrivacy, peace, and a strong sense of presence define this home. Every detail—from the structure and finish to the landscaping and overall setting—confirms the quality of its construction and the lifestyle it promises.\r\nStepping through the front door, the sense of space is immediate. The entrance hall is remarkable for its width, height, and natural light, creating a welcoming and impressive first impression while offering easy circulation throughout the home.\r\nThe family living room, one of two reception spaces, is finished to an exceptional standard. Timber flooring, a beautiful feature fireplace with a cast-iron insert, and two oversized windows create a warm yet bright atmosphere, making it an ideal retreat.\r\n\r\nTo the rear, the open-plan kitchen, dining, and second living area forms the true heart of the home. Boasting dual garden aspects, the space is enhanced by handcrafted kitchen units, a centre island, polished floor tiles, and a checkered tile splashback. The adjoining living area is further elevated by its open plan design and attached sunroom, where timber flooring, a vaulted ceiling, French doors, and an extensive window schedule flood the space with daylight.\r\nA large utility room with split half-door access to the garden, a guest W/C, and a versatile study/playroom/office complete the ground floor, ensuring flexibility for modern family living.\r\nThe home offers four exceptional double bedrooms, two of which feature en-suite bathrooms. Each room benefits from generous proportions, a thoughtful window schedule, and an impeccable standard of finish. The family bathroom is luxurious in scale and detail, featuring floor-to-ceiling tiling, a jacuzzi bath, and a corner shower. All bathrooms throughout the property have been completed to the highest standard, reflecting the outstanding craftsmanship that defines this home.\r\nThe level of finish, volume of space, and natural light in every room make Coolmeen a truly distinguished residence.\r\nThe outside space and level of care in its completion and maintenance highlight the pride given to this home. The large detached garage is a tremendous addition, while the gardens and grounds provide the perfect setting for both relaxation and entertaining.\r\nQuality craftsmanship define Coolmeen, yet its location offers unrivalled convenience for access to both Kilkenny and Waterford. Viewing this property is a pleasure, and private appointments are available seven days a week.\r\nTo arrange a private viewing, contact Fran at Fran Grincell Properties.\r\n\r\n\r\n\r\nThese particulars are issued strictly on the understanding that they do not form part of any contract and are provided, without liability, as a general guide only to what is being offered subject to contract and availability. They are not to be constructed as containing any representation of fact upon which any interested party is entitled to rely. Any intending purchaser or lessee should satisfy themselves by inspection or otherwise as to the accuracy of these particulars. The vendor or lessor do not make, give or imply nor is Fran Grincell or its staff authorized to make, give or imply any representation or warranty whatsoever in respect of this property. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn. THINKING OF SELLING EMAIL OR CALL FOR SALES ADVICE"
},
{
"ContentType": "BER Details",
"Content": "BER: C1"
}
],
"Price": {
"Display": "€525,000",
"Value": 525000,
"Currency": "EUR"
},
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"Agent": {
"Name": "Fran Grincell Properties",
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"Listing": {
"Status": "For Rent",
"DateListed": "03 Oct 2025"
}
}