25 Rose Hill Court
Circular Road
Off College Road
Kilkenny
R95 CF2A

Rose Hill Court is a small and leafy development of just twenty Tudor style homes built in 1992. The location just off Circular Road, close to the roundabout with College Road will appeal to astute buyers looking for a family home in a convenient location on the edge of Kilkenny City. Number 25 Rose Hill Court is a spacious three bedroomed (originally built as a four bedroomed) detached family home which comes to the market is good condition throughout. The light-filled and spacious accommodation extends to 125.12 Sq. M. / 1,347 Sq. Ft. approx. spanning over two levels. The layout at ground floor level comprises: entrance hall, guest WC, living room and kitchen/dining room. The layout at first floor level comprises: landing area, three well-proportioned bedrooms (The wall was removed between the master bedroom and bedroom four to create a large master bedroom suite effect. This wall can be easily reinstated to convert the property back to four bedrooms). A family bathroom and hot press completes the layout at first floor level. FRONT AND REAR GARDEN: A cobblelock driveway to the front provides off-street parking for up to two cars. The front garden is laid in lawn bordered by mature shrubs and herbaceous plants. Gated side access leads through to the rear of the property. The secluded rear garden (measuring 57ft L x 25ft W approx.) is fully enclosed with concrete post and timber panel fencing. The rear garden is laid is lawn and is well stocked with mature shrubs, hedging and flowering plants. A wooden garden shed is practical for further storage needs. A cobblelock patio area and a second paved patio area are perfect for al-fresco dining and entertaining. LOCATION: The location of Rose Hill Court is unrivalled, just a stroll to all important local amenities. A 15-minute walk will take you into the heart of Kilkenny City Centre which has a great selection of superb restaurants, coffee shops, pubs, hotels, boutique shops, two shopping centres, cinemas, the Watergate Theatre, and the Butler Gallery for contemporary art. There is a good selection of both primary and secondary schools nearby. Kilkenny has a vibrant sporting and cultural life with numerous festivals throughout the year. Rose Hill Court is convenient to Kilkenny Train Station at MacDonagh Junction which is on the Waterford to Dublin line with regular trains to and from Dublin and Waterford. The property is a 5-minute drive to the Dublin Road Roundabout which is junction 6 off the Kilkenny Ring Road. The travelling distance to Dublin City Centre by car is 1 hour 30 minutes approx. Viewing of this property is highly recommended.

SERVICES:
Electric Storage Heating (most houses is the estate have converted to mains gas)
Open fireplace with a multi-fuel stove in the living room
Alarm
Telephone point
Television point
Mains water and sewage

GROUND FLOOR  
Entrance Hall (including stairs) 4.99m x 1.95m Accessed through an open porch with a brick surround and overhead canopy. A Teak wooden front door with frosted glass insert and side panels opens in a striking and spacious entrance hall. Feature high ceiling with coving and centre rose. Solid Oak floor and fitted carpet on the stairs and landing. Access to understairs storage. Alarm panel.
Living Room 4.90m x 3.56m + 1.69m x 0.91m A spacious and bright room with a large bay window overlooking the front garden and driveway. Feature high ceiling with coving and centre rose. Striking Marble open fireplace and heath (fitted with a Stanley multi-fuel recessed stove) and wooden surround. Double doors open through to the kitchen/dining room. Fitted carpet.
Guest WC 1.97m x 0.75m + 0.89m x 0.76m Comprising a WC and wash hand basin with tiled backsplash. Frosted south-west facing gable end window. Vinyl floor covering and coat hanging space.
Kitchen / Dining Room 5.65m x 3.68m + 3.55m x 2.01m A fined sized and bright open plan room spanning the full width of the property. The kitchen area is fitted with wall and floor units, 1.5 bowl sink with a drinking water faucet, tiled backsplash and wooden countertops. Window overlooking the rear garden. Electrolux electric oven and Ariston four ring electric hob. Integrated extractor fan. Plumbing for a washing machine and space for a fridge/freezer. Tiled floor. The dining area is very spacious and can accommodate a large table and chairs for family dining and entertaining. Solid oak floor. Ceiling coving throughout. A glass panel back door with glass side panel gives access out to the rear garden and patio area.
FIRST FLOOR  
Landing (including stairs) 3.36m x 3.13m A light-filled and spacious area with a south-west facing gable end window. Fitted carpet on the landing and stairs. Ceiling coving and centre rose.
Master Bedroom / Bedroom Four 5.63m x 3.72m + 1.66m x 0.89m A very large and light-filled master bedroom to the front spanning the full width of the property. The wall was removed between the master bedroom and bedroom four to create a large master bedroom suite effect (the wall can be easily reinstated to convert the property back to a four bedroomed detached family home). Feature bay window and a second window overlooking the front garden and driveway. Fitted carpet and ceiling coving. Extensive built-in wardrobes. Two wall mounted lights over the bed.
En-Suite 1.61m x 1.33m + 0.83m x 0.74m Comprising a stand-in shower with a Triton T80 shower, WC and wash hand basin with overhead shaving light. Fully tiled walls and floor. Frosted gable end window. Electric heated towel rail. Wall mounted cabinet and Dimplex wall mounted electric heater.
Bedroom Two 3.18m x 3.68m A double bedroom positioned to the rear of the property. Fitted carpet and ceiling coving.
Bedroom Three 2.37m x 3.68m A good-sized single bedroom located to the rear of the property. Fitted carpet and ceiling coving. Built-in wardrobes.
Bathroom 2.09m x 2.18m Comprising a bath with mixer taps, hand-held attachment and glass shower screen. WC and a wash hand basin with tiled backsplash and overhead shaving light. Part tiled walls, ceiling coving and fitted carpet. Hatch to attic space.
Hot Press 0.76m x 0.73m Shelved hot press and hot water cylinder.

BER: C3
BER Number: 101945103
Energy Performance Indicator: 213.3kWh/m2/yr

Kilkenny is a vibrant city, built on both banks of the River Nore, with a population of 8,711. It is a popular tourist destination, and locals avail of the amenities and leisure facilities found here. Kilkenny is the smallest city in Ireland, 117 kilometres (73 mi) away from Dublin and 48 kilometres (30 mi) north of Waterford city.