Garryduff, Paulstown, Kilkenny

Sale Agreed Energy Rating R95P9Y2 3 beds3 baths134 m2
Central Heating


Peacefully located beyond suburbia and a short drive from the M9 & Paulstown village, you will find this pristine three-bedroom, two-storey, farmhouse residence on c. one acre of colourful, all-year-round, gardens. Built c. 1960, the property was completely renovated in 2011 & 2012 to include rewiring, replumbing, reroofing, full insulation, ‘A’ rated windows and doors & installation of solar panels for hot water. All this work is reflected in its impressive C1 energy rating. The farmhouse is set a good distance off the road via a lovely long driveway. The overall plot measures c. one acre of mature and generously planted gardens. A discerning, green-fingered, buyer will be impressed with the work carried out by the current owners in the gardens. The property is presented in excellent condition throughout. The village of Paulstown is a short drive away and enjoys many amenities, including a primary school, shop, pubs, Church, hairdresser, beautician, children’s playground, boxing club, playing fields, GAA Club, Shankill Castle Gardens, creche & Montessori etc. Carlow (22km) and Kilkenny (15km via R712) are both within easy commuting distance of the property. Applegreen convenience store and petrol station (also boasting Burger King drive-thru, Subway, The Bakewell & Costa) are located within a four-minute drive to the M9 at Exit 7. Rail transport and shopping are available in Bagenalstown and Kilkenny. Lidl, Aldi & Super Valu are located in Bagenalstown, a ten-minute drive away. Bagenalstown also boasts lovely walks along the River Barrow, a bank, a hardware store, and secondary schools. The School Bus leaves the end of the drive for both Primary & Secondary Schools & additionally the Kilkenny secondary school bus route is located at the end of the road.


GROUND FLOOR ENTRANCE HALL: 1.83m x 4.55m with laminate wooden floor & carpeted staircase with cute reading ‘nook’ under the stairs. A half-glass front door with side windows infuses this area with natural daylight. FAMILY ROOM: 3.83m x 4.25m with dual aspect windows overlooking the front & rear of the property. An open fireplace with a fire door is the focal point of this room. (Note: this room could become a fourth bedroom if required.) LIVING ROOM: 3.83m x 4.3m with wooden floor, TRIPP solid fuel stove with granite hearth, generous built-in storage units and shelving to both sides of the chimney. A window overlooks the front driveway, garden and the beautiful daffodil-lined view down to the entrance. This room leads directly to: KITCHEN / DINING ROOM: 6.99m x 2.93m with tiled floor, spotlighting, extensive built-in kitchen units incorporating tiled splashback, fridge freezer, integrated dishwasher (replaced in 2020), fitted gas hob, double oven (all kitchen appliances are included in the sale) & hot press. A wide window overlooks the rear patio and garden. A side window infuses this room with evening sun. A half-glass door leads to: BACK HALL: 1.55m x 1.1m with tiled floor, window to rear and a half-glass door that leads to the rear garden. WC: 1.18m x 1.12m with tiled floor, window to rear, WC, whb with tiled splashback & radiator. FIRST FLOOR LANDING: 1.82m x 4.47m + 1.23m x 1.05m with linen press and window overlooking the front driveway, garden and views beyond. BEDROOM 1: 3.59m x 4.42m with dual aspect windows overlooking the front & rear of the property. BATHROOM: 2.14m x 2.9m with fully tiled floor and walls, window to rear, WC, whb, bath & shower cubicle with shower doors and electric Triton T90z shower overhead. BEDROOM 2: 3.52m x 2.88m with window overlooking the rear & walk-in -wardrobe with fitted hanging space and shelving. BEDROOM 3: 3.6m x 4.45m (inc. ensuite) with window overlooking the front of the property, extensive built-in-wardrobes & shelving units throughout. The entrance to the attic is located in the room with stira stairs leading to an extensive attic area with lighting, flooring and spray foam insulation. ENSUITE: with tiled floor and walls, side window, wc, whb, tiled shower cubicle with mains power shower overhead. EXTERIOR: REAR GARDEN: comprising patio area & garden area with extensive perimeter planting. Two perfectly placed trees for the hammock. A wonderful area to relax and dine on lazy summer evenings. REAR STONE SHED: 4.04m x 5m. A two-storey shed with an additional storage area on the first floor and plumbed for a washing machine, recess for a dryer, freezer etc., on the ground floor. The oil tank, water pump and softener are also located here. FRONT GARDEN: Accessed from the road via a private entrance, gardens are located at either side of the long driveway enjoying a whole host of planting to include native Irish woodland trees, an orchard, beech hedging, shrubs, vegetable beds, trees & flowers. (Note: see ‘Unique Selling Points’ below for a more comprehensive list of the planting in the garden.) FRONT DRIVEWAY: Situated immediately to the front of the property, it enjoys a large hedge in the centre which offers privacy from the road and allows for a turning circle for easy driving in and out of the property. It is bordered by a huge host of mature planting of trees, hedging and flowers. To the side of the property is a large parking area, with perimeter planting. SERVICES: OFCH, electricity, private water, private sewerage, solar panels for water heating, telephone, tv, broadband & wired for alarm. Fibre broadband is available. BER: C1. Cert No. 116219718. INCLUSIONS: Fitted curtains and blinds throughout the property. Fixtures and fittings. All kitchen appliances. Gross Internal Floor Area of Property: c. 134 sq. m. (1,442 sq.ft.)


Solar panel water heating. C1 energy rating. Completely renovated in 2011/2012 to include rewiring, replumbing, and insulation, including the attic, re-roofed & rear extension. Scope to extend at the south-facing gable end SPP. Close proximity to the village of Paulstown with its school, church, shop, pubs, playing fields etc. A short drive to Kilkenny, Bagenalstown & Carlow. A four-minute drive to the M9. ‘A’ rated double glazed windows and external doors throughout – installed in 2011/12. An all-year-round colourful garden. Fruit and vegetable patches. Native Irish woodland at the front of the property. Located directly on the primary & secondary school bus route, and additional secondary school route option is located at the end of the road. Wired for alarm. Extensive storage in the insulated attic. Plenty of play areas outdoors for children, if required. Two-storey stone shed to the rear for storage, utility use and potential for a gym or office on the first floor. South-facing rear patio and garden. Generous planting outside to include beech hedging, apple trees, pear trees, red robin, purple plum tree, copper beech trees, daffodils, crocuses, roses, berberis, Cornus, dogwood, heather, lavender, mixed beds of perennials and shrubs, 16 beds for rotating vegetables to include carrots, onions, potatoes, kale, brussel sprouts and cabbage.

BER Details

BER: C1. Cert No. 116219718.


From the Carlow Road roundabout on the Kilkenny city ring road: drive towards Paulstown for 13.4kms & turn left, signposted ‘Castlecomer’. Drive straight down this road for 0.7km and turn left into the driveway. See For Sale Sign. Eircode: R95 P9Y2.

Viewing Details

Viewings arranged at your convenience. Please Tel: (056) 777 3 777.
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Date created: Mar 8, 2023

BER Details

BER: C1. Cert No. 116219718.

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