DescriptionSherry FitzGerald McCreery are truly honoured and delighted to present to the market this very fine home of distinction in a sought-after location on the edge of Kilkenny City.
Grangeford House is a stunning executive residence standing on circa 1.7 acres of magnificent and fully enclosed landscaped gardens.
The property was built in the early 1990's by local builder Gerard O'Brien, as his private residence.
The house extends to 270 Sq. M. / 2,917 Sq. Ft. approx. of luxury accommodation, while the Stable Mews which contains two modern and spacious purpose-built apartments which extend to 189 Sq. M. / 2,035 Sq. Ft. approx. Total living area 459 Sq. M/ 4,952 Sq. Ft. approx.
The layout comprises an entrance porch with mosaic tiles, leading to a spacious square hallway. To the left of the hallway is a large living room with feature marble open fireplace. Double doors lead into a dining room with dual aspect windows overlooking the grounds at the front of the house. At the other end of the living room are French doors leading into a garden room with panoramic views of the gardens and patio area. The patio can be accessed from the garden room through French doors. There are two further doors leading from the hallway. The first door leads into the home office which has French doors onto the patio. Just off the home office is a downstairs cloakroom. The second door leads into a bright and spacious open plan kitchen, dining and a family area with ample kitchen units, double Belfast sink, electric range cooker and wired for satellite television. Leading from the kitchen is a large L shaped utility room with an American style fridge freezer, dishwasher, washing machine and a tumble dryer. The utility room has a double Belfast sink and plenty of storage units. Both the kitchen and the utility room have a generous amount of metro tiling. Leading from the utility room is a tiled floor hallway with a fully tiled storage room. Also of this hallway is a bedroom with a fully tiled en-suite bathroom complete with an electric shower. There is also a side entrance door off the hallway. Two other features of the utility room are the boiler room which houses the Vokera gas boiler and a large fully insulated and floored storage area which is accessed by way of a stira staircase. All downstairs floors areas are a mixture of quality laminates and tiles. Leading from the entrance hallway is a bespoke staircase to the first-floor galleried landing with dual aspect windows. On this floor are four spacious bedrooms, three of which have fully tiled en-suites. There is also a fully tiled family bathroom with a very large bath. A double door hot press with shelving. Three of the bedrooms have large wardrobe space. The staircase continues from the first to the second-floor landing with built-in wardrobes. Two further rooms are on this floor one of which is a home gym, the other was used as a leisure/sitting room. Just off this room is easily accessed floored storage space.
Grangeford Mews Stables
To the extreme rear of the garden is the Stable Mews which was purpose built as ancillary accommodation to the main house. The mews contains two bright modern fully furnished self-contained duplex apartments with own parking and all services connected. Located away from the private house, these apartments represent an excellent annual income to the homeowner, but also have possibilities as a Granny flat, a Creche, Doctor's surgery, or home office/business use
Apartment One extends to 93 Sq. M. / 1,004 Sq. Ft. approx. The layout at ground floor level comprises entrance hall, guest wc, living/dining room and a kitchen. The layout upstairs comprises landing area, two spacious double bedrooms and a main bathroom.
Apartment Two extends to 96 Sq. M. / 1,031 approx. The layout at ground floor level comprises large L shaped open plan living/dining room, kitchen, and bedroom one with an En-Suite. The layout upstairs comprises landing area and bedroom two with an En-Suite.
GARDEN AND GROUNDS
The landscaped and mature grounds extend to circa 1.7 Acres / 0.69 Hectares and are a wonderful oasis of peace and tranquillity being particularly mature, sheltered and well stocked with an abundance of mature shrubs, trees and plants and providing all year-round colour and privacy. The property is well set back from the road and accessed up a long stone driveway complete with decorative street lanterns. There is plenty of parking to the front and further parking to the rear accessed through wooden farm gates. The neatly cut front and rear lawns are bordered by mature Conifer hedging. The outside patio area is surrounded by well planted shrubbery. There is plenty of space for alfresco dining and entertaining. A Steel shed sitting on a concrete base is positioned to the side of the house and is practical for all storage needs.
To the extreme rear of the garden is the Stable Mews which are also accessed further down the driveway. To the front of the Mews Stables is a generous stoned parking area. The two apartments have their own private and sunny west facing patio area to the rear.
Grangeford House is located at the start of the N76 Callan Road and just 150 meters from the Kilkenny Ring Road and 1km from Kilkenny City Centre. The property is within 500m of Hotel Kilkenny and is easily accessible via the Ring Road to the M9 corridor. A fifteen-minute walk will take you into Kilkenny City Centre to enjoy many of the wonderful attractions including Kilkenny Castle, Kilkenny Design Centre, Rothe House and St Canice's Cathedral. The Medieval Mile Museum, located in the heart of Kilkenny City, houses within the finest example of a medieval church in Ireland. The Medieval Mile isn't just focused on ancient history. Kilkenny is one of Ireland's most cosmopolitan cities, with many blooming festivals, eateries and creative people resulting in an electric atmosphere. Amenities such as Loughboy Shopping Centre and Market Cross Shopping Centre are all within walking distance. The property is convenient to excellent primary and secondary schools such as St. Patricks Boys National School, St. John of Gods Girls National School, Gael Scoil Osrai, Presentation Secondary School St. Kieran's College, CBS national and secondary schools, St Canice's national school and Loreto girls' secondary school.
Viewing is highly recommended.
Entrance Porch 3.15m x 1.20m. A Composite door with glass inset and side panels opens into a welcoming entrance hall. Mosaic tiled floor and a dado rail.
Entrance Hall (including stairs) 2.88m x 2.08m + 3.68m x 1.46m. A stained glass panel door with a fanlight overhead and a side panel opens into a striking and spacious entrance hall.. Tiled floor and fitted carpet on the stairs and landing. Ceiling coving and dado rail. A stained glass door with side panel leads through to the formal living room.
Coat Closet 0.70m x 1.85m. Located under the staircase.
Living Room 4.54m x 5.68m. Impressive and spacious room with double solid doors with an overhead fanlight opening through to the study. It features a striking white marble open fireplace with a marble hearth. Ceiling coving, centre rose and a dado rail. A large picture window overlooks the side garden. Double glass panel doors open through to the sunroom. Wooden floor.
Garden Room 3.53m x 5.40m. A magnificent and spacious light filled room with a vaulted ceiling overlooking the rear and side gardens. French doors open out to a cobblelock patio area.
Dining Room 4.70m x 2.68m. A light filled and spacious room with two windows overlooking the front of the property. Ceiling coving, centre rose and a dado rail. Double doors open through to the formal living room. Door to entrance porch.
Home Office 2.95m x 3.46m. A versatile and spacious room currently used as a home office. French doors open out to a cobblelock patio area. Dual glass side panels and a side window. Wooden floor and a dado rail.
Downstairs Cloakroom 0.97m x 2.07m. Comprising a wc and a built-in vanity unit. Tiled floor and a window.
Kitchen / Dining Room 3.94m x 5.26m + 3.57m x 3.56m. Spacious and light filled open plan room with dual aspect spanning the full depth of the property. The kitchen area is fitted with ivory coloured country-style wall and floor units with wood effect marble countertops with a tiled backsplash. Double Belfast sink. Belling Classic Range Cooker and a Belling extractor fan. Built-in wine rack and under counter lighting. Window overlooking the rear garden. The dining area is very spacious and can accommodate a large table and chairs for family dining and formal entertaining. A striking bay window overlooks the front of the property. There is plenty of space for a sofa or two single armchairs. Dado rail. Wooden floor throughout.
Utility Room 3.29m x 0.45m + 4.28m x 1.88m. Spacious and well designed with country-style wall and floor units with a tiled backsplash and a double Belfast sink. Space for an American Style Fridge Freezer. Plumbing is in place for a dishwasher and washing machine and there is space for a tumble dryer. Cream Porcelain tiled floor. Window to the rear of the property. A door gives access to the boiler room.
Boiler Room 0.70m x 1.34m. Wall mounted Vokera gas boiler.
Rear Hall 1.89m x 0.91m + 0.89m x 0.20m. Tiled floor and a dado rail. Door to the side of the property.
Store Room 0.87m x 1.70m. Fully tiled walls and floor. Window to the side of the property.
Bedroom Five 3.10m x 2.28m + 1.89m x 0.62m. A generous single room located to the front of the property. Wooden floor.
En-Suite 0.69m x 2.35m. Comprising enclose shower cubicle fitted with a Triton T900pi electric shower. wc and a wash hand basin. Fully tiled walls and floor.
Landing (including stairs) 3.27m x 2.41m + 4.76m x 0.64m. A spacious and smart landing area with a staircase leading up to the second floor. Ceiling coving centre rose and a dado rail. Dual windows overlooking the front of the property. Fitted carpet on the landing and staircase. Double doors to a large shelved hot press.
Master Bedroom 4.99m x 1.09m + 4.09m x 3.36m. Large master bedroom to the rear of the property. Wooden floor.
En-Suite 0.71m x 0.72m + 1.69m x 1.65m. Recently upgraded and comprising an enclosed shower cubicle with a rain shower head and a hand held shower attachment. WC, fitted vanity unit and a bidet. Fully tiled walls and floor. Window to the rear.
Bedroom Two 3.34m x 2.84m. Spacious en-suite double bedroom with three windows overlooking the front garden. Fitted wardrobes and wooden floor.
En-Suite 2.08m x 1.13m. Comprising an enclosed shower cubicle with a Triton T90st electric shower, wc and a wash hand basin. Fully tiled walls and floor. Extractor fan.
Bedroom Three 3.97m x 3.13m + 1.49m x 0.32m. A large en-suite bedroom positioned to the front of the property. Fitted wardrobes and wooden floor.
En-Suite 2.37m x 0.75m. Comprising an enclosed shower cubicle, wc and a fitted vanity unit. Fully tiled walls and a wood effect vinyl floor. Velux window.
Bedroom Four 3.60m x 2.43m + 2.47m x 0.90m. A double bedroom located to the rear of the property. Wooden floor.
Bathroom 2.71m x 1.67m + 2.17m x 0.75m. Comprising a large bath fitted with a Triton AS2000XT thermostatic power shower. WC fitted vanity unit and a bidet. Fully tiled walls and floor. PVC ceiling cladding and recessed lighting. Heated towel. Window to the rear of the property.
Hot Press 1.45m x 0.64m. Accessed from the landing through double doors.
Landing (including stairs) 0.84m x 4.20m. Fitted carpet on the landing and stairs. Fitted wardrobe and recessed lighting.
Attic Room One 5.92m x 2.72m. Fitted with two velux windows to the rear. Built-in wardrobes and shelving. Fitted carpet and access to eaves storage. Access to the water tank.
Water Tank 1.28m x 1.33m. Accessed from Attic Room One.
Attic Room Two 2.52m x 2.72m. Currently used as a home gym. Fitted carpet and a velux window to the rear.
GRANGEFORD MEWS STABLES
Entrance Hall 2.61m x 0.71m + 1.83m x 2.69m. Tiled floor and window to the front of the property.
Guest W.C. 1.46m x 0.66m + 1.46m x 0.89m. Comprising wc and a wash hand basin. Tiled floor and window.
Living / Dining Room 3.59m x 6.06m. Spacious open plan room with dual aspect. The dining area can accommodate a table and chairs for family dining and entertaining. Window to the front and a sliding patio gives access out to a private and sunny west facing patio area. Wooden floor and recessed lighting. Double stained glass panel doors allow access through to the kitchen.
Kitchen 2.62m x 1.70m + 3.59m x 1.58m. Fitted with wall and floor units with a tiled backsplash. PowerPoint electric oven and a New World four ring ceramic hob. Bendix dishwasher, Beko washing machine, Beko fridge/freezer and a PowerPoint tumble dryer. Window to the rear and recessed lighting. Access to understairs storage. Tiled floor.
FIRST FLOOR 2.71m x 1.67m + 2.38m x 2.37m.
Landing 2.71m x 1.67m + 2.38m x 2.37m. Bright and spacious landing with a Velux window to the rear. Stained tongue and groove floorboards. Dual eaves storage and recessed lighting. Hatch to attic.
Bedroom One 4.02m x 2.03m + 3.23m x 2.50m. A very large double room with a Velux window to the rear. Stained tongue and groove floorboards. Recessed lighting.
Bedroom Two 3.66m x 1.66m + 2.84m x 2.88m. A good sized double room with a velux window to the rear. Stained tongue and groove floorboards. Recessed lighting.
Bathroom 1.81m x 2.74m. Comprising a bath with a Mira Vigour thermostatic power shower, wc and a wash hand basin. Velux window to the rear. Wood effect vinyl floor.
Hot Press 0.89m x 0.55m. Located on the landing.
Living / Dining Room 7.96m x 1.37m + 7.48m x 1.23m. An exceptionally large and bright L shaped room with triple aspect and four windows. The dining area can accommodate a table and chairs for family dining and entertaining. A sliding patio door gives access out to a private and sunny west facing patio. Double stained glass panel doors open through to the kitchen. Stairs to the first floor.
Kitchen 2.64m x 1.68m + 3.61m x 1.58m. Fitted with wall and floor units with a tiled backsplash. PowerPoint electric oven and a New World four ring ceramic hob. Beko dishwasher, Beko washing machine, PowerPoint tumble dryer. Fridge/freezer. Tiled floor and recessed lighting. Access to understairs storage. Window to the rear.
Bedroom Two 3.24m x 2.86m + 1.29m x 2.32m. A good double room to the rear. Wooden floor.
En-Suite 1.79m x 0.71m + 1.79m x 0.85m. Comprising enclosed shower cubicle with a Triton T90z shower, wc and a wash hand basin. Tiled floor.
Landing (including Hot Press) 2.37m x 4.54m. Spacious and bright area with a velux window and stained tongue and groove floorboards. Dual eaves storage.
Bedroom One 5.00m x 2.07m + 3.04m x 2.47m. A large double bedroom with a velux window to the rear. Stained tongue and groove floorboards.
En-Suite 1.80m x 2.32m. Comprising a bath with a Gainsborough PS1200 shower, wc and a wash hand basin. Velux window to the rear. Tiled effect vinyl floor.
Hot Press 0.89m x 0.55m. Located on the landing.
FeaturesExecutive residence and Mews Stables
Magnificent and private site extending to circa 1.7 Acres of landscaped gardens
Sought-after location on the edge of Kilkenny City Centre
Spacious and luxurious layout extending to 270 Sq. M. / 2, 917 Sq. Ft. approx. over three levels
Presented is walk-in condition throughout
Aluclad double glazed windows from NorDan Windows
Gas fired central heating
Bright and spacious duplex apartment extending to 93 Sq. M. / 1, 004 Sq. Ft.
Two double bedrooms
Own private and sunny west facing patio
Oil fired central heating
Spacious and bright duplex apartment extending to 96 Sq. M. / 1, 031 Sq. Ft. approx.
Two spacious double bedrooms (both with en-suites)
Own private and sunny west facing balcony
Oil fired central heating
BER DetailsBER: B3
BER No: 107927071
Performance Indicator: 147.04
Viewing InformationStrictly by appointment with Sherry FitzGerald Kilkenny on 056 77 21904