R95 D8C3 3 beds3 baths147 m2
| Beds | 3 beds |
| Price | €395,000 |
| Property Type | Semi-Detached House |
| Size | 147 meters2 |
| Energy Rating | BER-B3 |
| Refreshed on | Jul 10, 2025 |
| Eircode | R95 D8C3 |
| Group Name | Sherry FitzGerald McCreery |
| Sales License Number | 001710 |
Description
** OPEN VIEWING SATURDAY 12TH JULY FROM 11AM TO 12PM ** 35 Ashfield East is a spectacular extended three bedroomed semi-detached family home with a large extension to the rear along with an attic conversion. Ashfield is a leafy and sought-after estate of family homes built by Patsy O'Brien Builders, a well-respected local builder. The property has been extended and refurbished by the owners who purchased the property from new in 2004. The kitchen/dining/family room extension to the rear was built in 2014 and the attic conversion was completed in 2018. 35 Ashfield East is in showhouse condition throughout and will appeal to buyers looking for a premium home in a convenient location on the edge of Kilkenny City and close to Kilkenny Ring Road. Internally, the accommodation extends to 147 Sq. M. / 1,582 Sq. Ft. approx. (including converted attic) spanning over three levels. The layout at ground floor level comprises - entrance hall, guest WC, living room and open plan kitchen/dining/family room. The layout at first floor level comprises landing area with staircase up to second floor, three bedrooms (master with en-suite) and a family bathroom. The layout at second floor level comprises a large attic conversion. FRONT AND REAR GARDENS: The property is well positioned and is the second last house at the end of a quiet cul-de-sac. The front garden area is fully laid in tarmacadam with off-street parking for two cars. Gated side access gives access to the side and rear of the property. (EV charger not included in the sale). The sun-drenched and secluded rear garden landscaped rear garden is designed with low maintenance in mind. The garden area is laid in Limestone paving with recessed lighting, perfect for al-fresco dining and entertaining. There is a good selection plants and hedging including Bamboo, Box, Japanese Maple and Hydrangea. A stone-faced block-built shed has power and plug sockets with plumbing in place for a washing machine. LOCATION: Ashfield is convenient to several primary schools, and many noted secondary schools. Kilkenny has all you would expect from a compact city with a multiplex cinema, shopping centres and many bars and restaurants to choose from. A five-minute drive takes you to the M9 motorway which services Dublin to Waterford. Kilkenny train station at MacDonagh Junction is on the Dublin to Waterford line with regular daily trains to and from Dublin and Waterford. Viewing is highly recommended to appreciate this home in a convenient location. Viewing is strictly by prior appointment and for transparency purposes, all bidding will be via the "mysherryfitz" on line bidding platform.
Accommodation
GROUND FLOOR - Entrance Hall (including stairs) - 1.88m x 4.14m A striking black coloured Composite front door with two leaded glass style panels, opening into a spacious and welcoming entrance hall. South-west facing gable end window. Wooden floor and fitted carpet on the stairs and landing. Ceiling coving and centre rose. Decorative radiator cover. Phone Watch alarm panel. The understairs storage area is fitted with pull-out storage drawers and coat hanging space. Guest WC - 1.32m x 1.48m Comprising WC and vanity unit with Porcelain wash basin, mixer taps and pull-out storage drawers. Wooden floor and south-west facing frosted gable end window. Living Room - 4.56m x 3.97m + 1.44m x 0.7m A well-proportioned room to the front with a feature bay window. Handsome Marble open fireplace and hearth fitted with a gas fire. Bespoke made floor to ceiling units with display shelving. Sliding Pocket Doors with frosted full length panels allow access through to the kitchen/dining/family room. Wooden floor, ceiling coving and centre rose. Bespoke made office desk with underneath storage drawers and overhead floating shelving. Kitchen / Dining / Family Room - 7.08m x 5.39m + 3.47m x 1.12m Spectacular and expansive open plan kitchen/dining/family room with a vaulted ceiling in the extension area. The kitchen area is fitted with two-tone grey coloured high gloss wall and floor units with Quartz countertops and undermount 1.5 bowl kitchen sink. Siemens integrated dishwasher. Belling undercounter wine cooler. Belling integrated fridge/freezer. Two Whirlpool side by side electric ovens. Large centre island with underneath cupboards, storage drawers and Quartz countertop, fitted with a Neff five-ring induction hob. The ceiling over the hob is a different level and is fitted with a ceiling cooker hood complete with lighting. The centre island countertop is fitted with a pop-up socket. There is space for up to five bar stools at the centre island. Feature south-facing gable end tall window in the kitchen area. Vokera wall mounted gas boiler (recently upgraded) in the kitchen unit to the right of the integrated fridge/freezer. The dining area can accommodate a large table and chairs for family dining and entertaining. The spacious and light-filled family area has two Velux window fitted in the vaulted roof. Large sliding doors with glass side panels on both sides allow access out to the rear garden. Kalor freestanding Pellet Stove. Two wall mounted vertical radiators, recessed ceiling lighting and tiled floor. FIRST FLOOR - Landing (including stairs) - 2.39m x 3.92m Fitted carpet on the stair, landing and stairs up to second floor level. South-west facing gable end window. Recessed ceiling lighting. Master Bedroom - 3.50m x 4.04m A fine-sized master bedroom positioned to the front of the property. Built-in floor to ceiling and wall to wall sliding wardrobes with hanging space, shelving and storage drawers. Wooden floor. En-Suite - 2.80m x 0.98m Comprising an enclosed double shower cubicle fitted with a Triton T90Z pumped electric shower. WC and fitted vanity unit with Porcelain sink and underneath storage. Fully tiled walls and floor with two tiled alcoves in the shower cubicle for shampoo and shower products. Walled mounted mirrored cabinet, heated towel rail and extractor fan. Bedroom Two - 3.51m x 5.15m A large double bedroom located to the rear of the property. Wooden floor and built-in wardrobes with hanging space, shelving and drawers. Bedroom Three - 2.39m x 2.19m A single bedroom positioned to the front of the property. Built-in wardrobes with hanging space, shelving and drawers. Wooden floor. Bathroom - 2.37m x 2.07m Comprising an enclosed double shower cubicle fitted with a Triton T90Z pumped electric shower. WC and fitted vanity unit with Porcelain sink and underneath storage. Fully tiled walls and floor with tiled alcove in the shower cubicle for shampoo and shower products. Frosted window to the rear of the property. Heated towel rail and extractor fan. Wall mounted mirrored cabinet over the vanity unit. Hot Press - 0.60m x 1.01m Fitted shelving and hor water cylinder. SECOND FLOOR - Landing and Stairs - 1.05m x 1.48m + 0.33m x 0.74m Fitted carpet on the stairs and landing area up the converted attic. Recessed ceiling lighting. Converted Attic - 4.74m x 1.38m + 4.40m x 0.97m Spacious and bright area with two Velux windows fitted in the roof to the rear of the property. Wooden floor and recessed ceiling ligting. There are four access points to storage in the eaves.
Features
BER Details
BER: B3 BER No: 108663154 Energy Performance Indicator: 126.86 (kWh/m2/yr)
Negotiator
John Doherty
Date created: Jul 10, 2025
