The Paddock On Circa 4.03 Acres
Coolnamara
Borris
Graiguenamanagh
Co Kilkenny
R95 NX74

The Paddock is a charming four bedroomed detached bungalow surrounded by mature gardens with adjoining paddock (circa 4.3 Acres / 1.63 Hectares).

This well-loved family home is superbly situated in the townland of Coolnamara which is a 5-minute drive (via R703) into the pretty town of Graiguenamanagh.

The property was built in 1987 and will appeal to buyers looking for a home in a picturesque countryside setting convenient to all important amenities.

The accommodation extends to 99.1 Sq. M. / 1,067 Sq. Ft. approx. The layout comprises: entrance hall with cloak cupboard, living room with open fireplace, kitchen/breakfast room, four double bedrooms and a family bathroom.

GARDENS AND PADDOCK:
The mature gardens and adjoining paddock extend to circa 4.03 Acres / 1.63 Hectares. The property is well set back from the road and is accessed through a curved block-built entrance with a cattle grid. A concrete post and timber fence runs along the boundary line with the road. A sweeping tarmacadamed driveway is flanked on both sides by mature lawns which are well stocked with mature shrubs and trees. There is parking for the front, sides and rear of the property for several cars. A detached double garage (measuring 34 Sq. M. / 366 Sq. Ft. approx.) is accessed through two up-and-over garage doors and a pedestrian door. The garage is complete with power and plug sockets, work bench and has overhead loft space. The boiler house and the pump house for the well are located to the rear of the property. The adjoining paddock is in grazing land and is well fenced road frontage on two sides. The paddock is accessed through two field gates from both roads.

LOCATION:
The paddock is well located in the townland of Coolnamara which is a 5-minute drive (Via R703) from the town of Graiguenamanagh and an 8-minute drive (R727) to the village of Borris.

The town of Graiguenamanagh has many important amenities including schools, chemists, butchers, library, SuperValu & Aldi, restaurants, public houses and coffee shops. Graiguenamanagh is centrally placed with Kilkenny, Waterford and New Ross on your doorstep where you can enjoy a range of high street stores, theatres and many more attractions.

The amenities in the village of Borris include Borris Mixed National School, Borris Vocational School, Centra Supermarket, Public Houses, Borris House, The Step House Hotel and Borris Golf Club.

Graiguenmanagh is accessible to Dublin at junction 6 on the M9 Waterford-Dublin motorway (travelling time is 90-minutes). For the golf enthusiast Graiguenamanagh is located at the centre of the south-east sunshine circuit, with many courses nearby.

A twenty-minute drive will take you into the bustling market town of Thomastown which has many amenities including, shops restaurants, coffee houses, Thomastown Train Station and Mount Juliet Estate. A ten-minute drive will take you to the charming riverside village of Saint Mullin’s which is on the eastern bank of the River Barrow.

Viewing of this fine family home is highly recommended.

Charming detached bungalow on circa 4.03 Acres with mature gardens and adjoining paddock
Picturesque location with stunning countryside views
Four double bedrooms
Detached double garage
5-minute drive into Graiguenamanagh
8-minute drive into the village of Borris
SERVICES:
Oil fired central heating
Telephone points
Television points
Own private well and septic tank

Entrance Hall 1.74m x 3.85m + 5.48m x 0.97m A PVC front door with stained glass inset and full-length stained side panel opens into a spacious and welcoming L-shaped entrance hall. Wooden floor and recessed lighting. Hatch to attic space. Double doors to cloak cupboard.
Cloak Cupboard 0.62m x 1.08m Fitted hanging space and overhead storage.
Living Room 4.26m x 3.67m A spacious and bright room to front overlooking the front garden and driveway. Marble open fireplace and hearth fitted with a Dimplex electric fire. Wooden floor, ceiling coving and two wall mounted lights.
Kitchen / Breakfast Room 4.25m x 4.13m A light-filled and spacious dual aspect room positioned to the rear of the property. There are lovely views of the gardens, adjoining paddock and the surrounding picturesque countryside. Fitted wall and floor units with tiled backsplash, 1.5 bowl sink and granite effect laminate worktops. Hotpoint dishwasher and washing machine. Zanussi integrated fridge. Leisure Classic 90 gas range cooker comprising 5 burners, double oven and grill. Leisure chimney cooker hood. There is space for a large table and chairs for family dining and entertaining. Tiled floor and recessed lighting. Door to shelved hot press. A PVC back door with two glass panels gives access out to the rear of the property.
Hot Press 1.13m x 0.62m Shelved hot press and hot water cylinder.
Bedroom One 3.63m x 2.77m + 2.00m x 0.62m A good-sized double bedroom positioned to the front of the property. Fitted carpet and built-in wardrobes.
Bedroom Two 3.03m x 3.02m + 2.00m x 0.62m A well-proportioned double bedroom located to the rear with views of the garden and adjoining paddock. Built-in wardrobes and fitted carpet.
Bedroom Three 3.73m x 1.54m + 3.11m x 1.22m A double bedroom located to the front with views of the garden and the surrounding countryside. Fitted carpet and built-in wardrobes.
Bedroom Four / Dining Room 4.24m x 3.01m A versatile and spacious room to the rear and currently used as a formal dining room. Wooden floor.
Bathroom 1.83m x 2.99m Comprising a wet room shower fitted with a Triton Safequard pumped thermostatic shower. WC, bidet and a wash hand basin with a wall mounted overhead mirrored cabinet. Fully tiled walls and floor. Heated towel rail and recessed ceiling lights. Frosted window to the rear.

BER: D2
BER Number: 117451419
Energy Performance Indicator: 264.31 kWh/m²/yr

Graiguenamanagh is located on the R705 regional road by the border with County Carlow on the River Barrow at the foot of Brandon Hill. It is home to Duiske Abbey, the largest and perhaps the finest of the thirty-four medieval Cistercian abbeys in Ireland. Kilbride Coaches operate a route linking the town to Kilkenny via Gowran.

Walking and hillclimbing are among the more popular pursuits of Graiguenamanagh area and with the South Leinster Way meandering through the lovely Barrow Valley and traversing nearby Brandon Hill, scope is provided for the a gentle stroll or a vigorous, day-long hike. The Barrow's aquatic facilities include fishing, swimming, kayaking and canoeing. Graigue, as th town is popularly known, is home to a rowing club and the two popular sporting clubs, the G.A.A and the soccer club, Highview Athletic.

In the centre of the town, its handsome modern library features a comprehensive Local History Section. It provides an Internet Service to the public and, in addition to its other functions, hosts periodic art exhibitions. The very active Graiguenamanagh Historical Society also sponsor a series of talks and lectures at this venue during the winter season. Adjacent to the library is The Abbey Centre, the home of a Christian Art Gallery and small museum. Here also for the genealogically inclined may be perused the Graiguenamanagh Parish Birth and Marriage Registers