27 Cottage Gardens
Graiguenamanagh
Co Kilkenny
R95 XE08

Cottage Gardens is a mature and small development of just twenty-eight family homes discreetly tucked away on the edge of Graiguenamanagh town.

Number 27 Cottage Gardens is a spacious and light-filled three bedroomed semi-detached home which comes to the market in excellent condition throughout.

The accommodation extends to 89.3 Sq. M. / 961 Sq. Ft. approx. spanning over two levels. The layout at ground floor level comprises: entrance hall with understairs storage cupboard, guest WC, living room with open fireplace and large open plan kitchen/dining room. The layout at first floor level comprises: landing area with hot press, three well-proportioned bedrooms (master with en-suite) and a family bathroom.

FRONT AND REAR GARDENS:
The front garden is laid in Cobblelock and provides off-street parking for two cars. A side access leads through to the rear of the property. The rear garden (measuring 37ft L x 21ft W approx.) is fully enclosed and laid in lawn bordered by mature shrubs and plants. A paved patio is perfect for al-fresco dining and entertaining. A steel garden shed is positioned at the end of the garden.

LOCATION:
Graiguenamanagh, a picturesque town set in the stunning “valley of the monks” in southeast Kilkenny, combines the beautiful scenery of one of Ireland’s most unspoilt regions with a variety of modern amenities and an almost endless range of activities. Number 27 Cottage gardens is conveniently located a short stroll from the centre of this bustling town with a great selection of schools, restaurants and bars and an abundance of local shopping facilities (SuperValu & Aldi), butchers, chemists and library, your daily needs are fully catered for. 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. 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 15-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 five-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 is highly recommended.

SERVICES:
Oil fired central heating
Telephone points
Television points
Broadband with Aptus
Main water and sewage

GROUND FLOOR  
Entrance Hall 2.07m x 3.22m + 2.07m x 1.37m A painted glass panel wooden front door opens into a bright and welcoming entrance hall. Wooden floor, recessed lighting and coat hanging space. Staircase up to first floor. Access to understairs storage cupboard.
Guest WC 2.08m x 1.37m Wheelchair accessible guest WC comprising WC and wash hand basin with tiled backsplash. Tiled floor and extractor fan.
Living Room 1.49m x 0.46m + 2.97m x 4.22m A light-filled and spacious with a feature bay window to the front of the property. Open fireplace with wooden surround, Marble insert and hearth. Wooden floor.
Kitchen Dining Room 5.17m x 3.08m Spacious and bright open plan room to the rear spanning the full width of the property. The kitchen area is fitted with Shaker-style wall and floor units with a tiled backsplash and 1.5 bowl kitchen sink. Beko electric oven and four ring ceramic hob. Integrated extractor fan. Plumbing in place for a dishwasher and washing machine. Space for a fridge/freezer. Window overlooking the rear garden. The dining area can accommodate a table and chairs for family dining and entertaining. Tiled floor throughout. A Teak glass panel back door with glass side panel gives access out to the rear garden.
FIRST FLOOR  
Landing 2.09m x 2.94m Stained tongue and groove floorboards. Hatch to attic space which is fitted with a folding ladder. The attic is well insulated and has good storage space.
Master Bedroom 2.94m x 3.51m + 0.89m x 1.58m A fine sized master bedroom positioned to the front of the property. Fitted wardrobes and stained tongue and groove floorboards.
En-Suite 1.44m x 0.63m + 1.92m x 1.15m Comprising an enclosed shower cubicle fitted with a Triton T90sr pumped electric shower. WC and a wash hand basin with tiled backsplash. Tiled floor and extractor fan.
Bedroom Two 1.92m x 0.48m + 2.94m x 2.91m A spacious double bedroom located to the rear of the property. Tongue and groove floorboards and fitted wardrobes.
Bedroom Three 2.09m x 3.42m A spacious single bedroom positioned to the front of the property. Built-in storage closet and stained tongue and groove floorboards.
Bathroom 2.08m x 1.78m Comprising a bath, WC and wash hand basin with tiled backsplash. Tiled floor and part tiled walls. Frosted window to the rear of the property. Extractor fan.
Hot Press 0.90m x 0.68m Accessed from the landing. Fitted shelving and hot water cylinder.

BER: C1
BER Number: 117665091
Energy Performance Indicator: 172.26

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