9 Rose Hill Avenue, Kells Road, Kilkenny, Kilkenny

Sale Agreed Energy Rating R95 V2N6 4 beds3 baths176 m2
Heated Flooring
Central Heating


An exemplary celebration of light and spatial versatility, this remarkable four-bedroom property has it all. The location of ‘Rose Hill’ is very appealing, being a short drive or easy walk to the city centre and it is immediately adjacent to the city ring road providing easy access out of the city. (It is a mere 1.5km from the city centre and only 0.2kms to the city ring road.) Within the development of ‘Rose Hill’ itself, No. 9 ‘Rose Hill’ Avenue enjoys a most favourable location being conveniently close to the entrance on an attractive tree lined avenue and not overlooked from the rear. A walking commute to work downtown takes on a whole new meaning from this property – choose from a pleasurable stroll along the Kells Road or along the College Road via Coote’s Lane. Its locational virtues do not end here, however. No. 9 is positioned in a ‘five minute neighbourhood’ with lots of amenities within a five minute drive including Loughboy Shopping Centre (Super Valu, Sam McAuley Chemist, Library, Post Office, Coffee Shop, Butcher, Barber, Newsagent, Dry Cleaner & Florist), The Smithland Centre (butcher, pharmacy, office supply store, hairdresser, Italian restaurant, Mario’s diner, Physio & Yoga studio), The Watershed sports complex (swimming pool, sports hall, gym, outdoor pitches, and track facilities) not to mention convenience stores, petrol stations, pubs, Churches and a host of schools to include St. Patrick’s De La Salle Primary School, St. John of God Primary School, St. Kieran’s College Secondary School, Kilkenny School Project, The Gaelscoil Primary School & the Presentation Secondary School. Glanbia HQ, Banking 365, VHI, Taxback and State Street offices, Lidl (currently being rebuilt) & Aldi are also nearby. A gym, swimming pool, bar and restaurant are a stone’s throw away at Hotel Kilkenny which is immediately adjacent to ‘Rose Hill’ via Coote’s Lane. Apart from this ‘hard to beat’ location this fine family home boasts lots of features to include marble flooring to the entrance hall, kitchen, utility room & toilet / shower room, black granite worktops, surround sound, a large cobble lock front driveway to comfortably fit two cars, a landscaped rear garden that is alive with colour, a cobble lock ‘sun trap’ entertaining area and a steel shed. And as if that wasn’t enough, the joy continues! As a result of the property being owner occupied since it was built-in 2007, no stone has been left unturned in terms of its upkeep, improvement, and maintenance. In recent years the following improvements were undertaken: the kitchen and utility cabinets were spray painted, smart under stairs storage was fitted in the entrance hall maximizing space, the ground floor underfloor heating was fully reconditioned, a new gas boiler was installed, a new hot water cylinder was fitted, carpet was fitted on the stairs, a solid fuel stove (and new flue) was installed in the ground floor Sitting Room, parquet flooring was fitted on the first floor landing, wooden flooring was fitted in various rooms throughout the house, a walk-in-wardrobe was added in Bedroom 4, beautiful wooden beading was fitted in the entrance hall, stair cases and landings & the Living Room on the first floor was interior designed by Helene Broderick. The property also boasts an impressive B1 energy rating. All you have to do is hang your hat!


GROUND FLOOR: ENTRANCE HALL: 1.99m x 5.73m with marble floor, wooden beaded walls, coving, spotlights, clever under stair storage cabinets & staircase to first and second floors. SITTING ROOM: 3.64m x 4.23m with walnut wooden floor, a tall window with plantation shutter blinds overlooking the front driveway, spotlights, surround sound speakers & tv point. A Stanley solid fuel stove with wooden fireplace surround and black marble hearth was fitted in recent years (along with a new chimney flue) which is the focal point of this room. An arch (doors can be re-hung, if desired, in wintertime) leads to: DINING / KITCHEN: 3.59m x 5.9m with marble floor, coving, surround sound speakers, extensive fitted kitchen units (spray painted in May 2021) with integrated fridge freezer, a Waterford five-ring gas hob with electric cooker, dishwasher, fitted microwave, tiled splash back & black granite worktops. Double glass doors, with tall windows either side, open out to the landscaped rear garden and cobble lock patio beyond. UTILITY ROOM: 1.98m x 2.42m with marble floor, window overlooking the rear garden, fitted storage units (also spray painted in May 2021) with generous worktop space, plumbed for a washing machine, recess for a dryer and four timer clocks to control the zoned heating and hot water. A half-glass side door leads to a gated side cobble lock pedestrian lane cleverly used for discreet clothes hanging and for bike, bin storage etc. SHOWER ROOM: 1.98m x 2.03m with tiled floor, side window, wc, whb in a fitted storage unit and tiled shower cubicle with mains shower overhead. FIRST FLOOR: LANDING: 1.99m x 7.33m with side window, coving, wooden beaded walls, spacious hot press, and parquet wooden floor. An office ‘nook’ is located on the landing opposite the foot of the stairs to the second floor. Positioned next to the landing window, with fitted Venetian blind, it overlooks the front driveway. BEDROOM ONE: 3.64m x 4.11m with window overlooking the rear garden and patio, surround sound speakers, generous built-in wardrobe unit & tv point. ENSUITE: 1.95m x 2.11m with fully tiled floor and walls, window overlooking the rear garden and patio, wc, whb and tiled shower cubicle with mains shower overhead. LIVING ROOM: 3.65m x 6.23m. Interior designed by Helene Broderick in 2021 with coving, spotlights, surround sound speakers, wooden floor, bespoke fitted ‘soft close’ cupboards with matching fitted shelving above and an attractive wall hung electric fireplace which is controlled by both remote control and touch screen. Accessed from the landing by imposing double doors this large room has double glass doors with windows either side that open to a Juliet balcony that overlooks the front driveway. SECOND FLOOR: LANDING: 2.07m x 3.77m with side window, wooden beaded walls, wooden floor & attic entrance with folding Stira stairs (note: the attic is floored with a light fitting). BEDROOM TWO: 3.55m x 2.83m (min) with Velux window to the rear. An opening leads to: WALK IN WARDROBE: 2.29m x 2.16m with built-in storage units to include shelving and hanging space, Velux to the rear and window to the side. BATHROOM: 3.47m x 1.46m with Velux window, fully tiled floor and walls, wc, whb, Whirlpool bath with tiled surround, shower screen and Supajet power shower overhead. BEDROOM THREE: 2.98m x 4.30m with wooden floor, extensive built-in wardrobe unit, tv point and window, with fitted Venetian blind, overlooking the front of the house. BEDROOM FOUR: 2.65m x 2.88m with built-in wardrobe unit, wooden floor and window, with fitted Venetian blind, overlooking the front of the house. EXTERIOR: A large cobble lock driveway with perimeter planting is located to the front of the property offering ample car parking. Side gated pedestrian access (with sensor lighting) leads to a walled, landscaped, rear garden with cobble lock patio enjoying lots of planting offering ‘all year round’ pops of colour. A Clane Steel shed (on a concrete base) is located to the side offering extra storage space. SERVICES: GFCH with ground floor under-floor heating and zoned heating throughout, water pump, electricity, mains water and sewerage, surround sound speakers, telephone, television, broadband. BER: B1. Cert No. 115410854. INCLUSIONS: Fixtures and fittings. All appliances excluding the washing machine.


Owner occupied since 2007 – absolutely no work required. 1.5km to the city centre. 0.2km to city ring road. A whole host of schools and shops are within five minutes’ drive. Large front driveway plus ample additional car parking adjacent. Fully tiled Ensuite & Bathroom. A sunny, walled, landscaped rear garden and patio with side pedestrian access. New gas boiler installed in May 2021. Solid fuel stove in Sitting Room. Clever under stair storage in Entrance Hall. Interior designed Living Room. Berry Alloc laminate flooring with lifetime warranty in Sitting Room, landings and Bedrooms three and four. Composite windows with powder coated white aluminium exterior and timber interior.

BER Details



DIRECTIONS: From the Town Hall in High Street - travel c. 0.2kms to The Parade traffic lights. Turn right. Travel for 0.7kms until you see ‘Auto Care’ on the right-hand side. Turn right. Travel for 0.6kms and ‘Rose Hill’ is located on the right-hand side. Drive straight in to ‘Rose Hill’. No. 9 is located on the right-hand side. See For Sale sign. Note: ‘Rose Hill’ is located only 0.2kms from the city Ring Road. Eircode: R95 V2N6.

Viewing Details

Viewings arranged at your convenience. Please telephone (056) 777 3 777.
Show more...
Mortgage calculator
Calculate the mortgage required for this property
Price Changes in Kilkenny
Property Price Register in Kilkenny
-€16,000 (-6.81%)
€235,000 €219,000
22nd Sep 23
-€46,000 (-10.34%)
€445,000 €399,000
18th Sep 23
-€15,000 (-3.85%)
€390,000 €375,000
18th Sep 23
-€90,000 (-21.43%)
€420,000 €330,000
8th Aug 23
-€15,000 (-3.09%)
€485,000 €470,000
1st Aug 23
View All Price Changes
Price Changes In Kilkenny
Property Price Register
Clodagh Daly Auctioneers Ltd
Clodagh Daly Auctioneers Ltd
Tel: 056 7...
PSRA Licence No. 003277
Email Agent
Your Message*

Date created: Sep 19, 2022

BER Details


Clodagh Daly Auctioneers Ltd
Clodagh Daly Auctioneers Ltd
PSRA Licence No. 003277
Clodagh Daly
Call Agent: 056 7...