The Farmhouse, Coolmeen, Ballyhale, Co. Kilkenny

€395,000

Beds	3 beds
Price	€395,000
Property Type	Detached House
Size	185 meters²
Energy Rating	BER-E1
Refreshed on	Apr 28, 2025
Eircode	R95 E1W2
Group Name	Sherry FitzGerald McCreery
Sales License Number	001710

Description

** OPEN VIEWING TUESDAY 29TH APRIL FROM 6PM TO 7PM ** The Farmhouse, Coolmeen, Ballyhale is a refurbished and extended traditional farmhouse with outbuildings and gardens on circa 0.44 Acre / 0.18 Hectares. The property is conveniently located in a picturesque and peaceful county setting close to the village of Ballyhale in County Kilkenny. This is a rare and unique opportunity to acquire a picture-perfect traditional farmhouse providing the ideal retreat to return to from the hustle and bustle of city living. The property was extended and refurbished by the current owners in 2014 and is in walk-in condition. The Farmhouse extends to 185.38 Sq. M. / 1,995 Sq. Ft. approx. spanning over two levels. The layout at ground floor level comprises: porch / entrance hall, sitting room, inner hall, utility room, kitchen / dining room and living room. A rear hall and useful guest WC complete the layout at ground floor level. The layout at first floor level comprises: landing area, three generous-sized double bedrooms (master with en-suite and walk-in wardrobe), family bathroom and linen cupboard. OUTSIDE: The Farmhouse sits peacefully on circa 0.44 Acre / 0.18 Hectares made-up of a large and private yard with traditional outbuildings, along with a large garden to the rear of the property. The front yard is laid mainly in tarmacadam with a concrete area directly to the front of the house. There are several stone outbuildings which are suitable for conversion (subject to planning permission). The sun-drenched south-facing yard is perfect for al-fresco dining and entertaining. The large rear garden is laid mainly in lawn and is fully enclosed with a vehicular entrance gate. A gravelled patio area is located directly to the rear of the property. LOCATION: The Farmhouse is located in the townland of Coolmeen which is only a 10-minute drive from the M9 motorway (junction 10 Knocktopher exit) allowing easy access to Kilkenny and Waterford. The property is a 5-minute drive to the village of Ballyhale and a less than a 10-minute drive to the village of Knocktopher (R448). There are many important amenities close-by in Ballyhale including Scoil Phádraig Primary School, Scoil Aireagail Secondary School, Ballyhale Creche and Montessori School, Ballyhale Shamrocks GAA Club, St. Martin Of Tours Church, Tirlán CountryLife, Ballyhale Medical Centre, Kissane's Pharmacy and Andy's Bar. The village of Knocktopher is less than a 10-minute away and has excellent amenities including Carrolls Centra Supermarket and Top Oil Service Station. A 15-minute drive (R448) will take you into the bustling market town of Thomastown which has its own Train Station on the Dublin to Waterford Intercity route. The villages of Stoneyford and Kells are in close proximity. Viewing of this wonderful property is highly recommended.

Accommodation

GROUND FLOOR - Porch / Entrance Hall - A black coloured Composite front door with leaded glass insert opens into a bright and welcoming porch/entrance hall. South-facing window overlooking the front yard area. Tiled flooring. A glass panel door opens through to the inner hall. Sitting Room - A spacious and bright dual aspect room with views of the rear garden and front yard. Impressive Marble open fireplace and hearth with cast-iron insert. Fitted carpet flooring and painted tongue and groove ceiling boards. Inner Hall - South-facing window to the front of the property. Tiled flooring. Utility Room - Fitted wall and floor units with single drainer sink and Granite effect laminate worktop. Belling electric oven and Zanussi four-ring ceramic hob. Integrated extractor fan. Plumbing is in place for a washing machine and there is space for a tumble dryer and chest/larder freezer. Window to the rear of the property. Tiled flooring. Kitchen / Dining Room - Spacious and light-filled dual aspect room with open plan access through to the living room. The kitchen area is fitted with ivory coloured country-style wall and floor units with wooden worktops, single drainer sink and tiled backsplash. Powerpoint electric oven and five-ring gas hob (bottled gas). Integrated extractor fan. Bosh dishwasher and LG American fridge/freezer. South-east facing gable end window. The dining area is spacious and can accommodate a large table and chairs for family dining and entertaining. Porcelain tiled flooring. South-facing window to the front of the property. Open-plan staircase up to the first floor. Living Room - Spacious triple aspect room with lovely views of the rear garden. PVC French doors open out to a gravelled patio area. A wood pellet stove sits on a raised hearth with a tiled backsplash. Porcelain tiled flooring and decorative wooden panel ceiling. Rear Hall - South-east facing gable end window, coat hanging space and tiled flooring. Door to guest WC. Guest WC - Comprising WC and vanity unit with underneath storage, wall mounter mirror and shaving light. Tiled flooring and part tiled walls. Frosted window to the rear. Heated towel rail and extractor fan. FIRST FLOOR - Landing One (including stairs) - Light-filled and spacious landing area with two south-facing windows to the front of the property. Velux window fitted in the roof to the rear directly over the stairs. Fitted carpet on the stairs and landing. Master Bedroom - A fine-sized and bright master bedroom with a south-facing dormer window overlooking the front yard. Fitted carpet flooring. Door to cupboard which houses the hot water cylinder. Attic hatch with folding ladder giving access to the attic which is insulated and houses the water tank. En-Suite - Comprising an enclosed double shower cubicle fitted with a Mira Vigour thermostatic power shower. WC and wash hand basin with overhead shaving light and mirrored wall cabinet. Fully tiled walls and floor. Heated towel rail and Xpelair extractor fan. Velux window fitted in the roof to the rear. Walk-in Wardrobe - Fitted hanging space and shelving. Fitted carpet flooring. Bedroom Two - A good-sized double bedroom positioned to the rear of the property. Built-in mirrored sliding wardrobes and wooden flooring. Bedroom Three - A well-proportioned double bedroom located to the rear of the property. Wooden flooring and built-in mirrored sliding wardrobes. Landing Two - Fitted carpet flooring. Bathroom - Comprising an enclosed shower cubicle fitted with a Triton T90xr pumped electric shower. WC and wash hand basin with a wall mounted mirror and shaving light. Wall mounted mirror cabinet. Tiled flooring and frosted window to the front of the property. Linen Cupboard - Accessed through double Louver doors from landing two. Fitted shelving.

BER Details

BER: E1 BER No: 100459049 Energy Performance Indicator: 329.1 kWh/m²/yr

Negotiator

John Doherty

Description

Accommodation

BER Details

BER: E1 BER No: 100459049 Energy Performance Indicator: 329.1 kWh/m²/yr

Negotiator

John Doherty