Ard Inch, Sion Road, Kilkenny, Co. Kilkenny, R95N5W6

Please note: Some images used in this listing are projected or digitally dressed images. These have been included to help illustrate the potential layout, scale, and possible use of the rooms. They are for visual guidance only and should not be taken as an exact representation of the current furnishings or finishes. Special Features • Substantial residence extending to approximately 2,188 sq. ft. across the two levels with a sought-after address • Wonderful outlook towards the River Nore and surrounding countryside • A property where location, space, setting and potential combines with exceptional conveniences and easy access to Kilkenny City. • Decorative updating provides purchasers with the opportunity to personalise the house to their own finish • Excellent ground-floor accommodation offering considerable flexibility • Detached garage and storage sheds • A sweeping driveway leads to excellent parking facilities • Large 20'3" x 13'1" kitchen with attached sunroom overlooking the Nore Valley Fran Grincell Properties are delighted to bring Ard Inch, Sion Road, Kilkenny to the market — a substantial and wonderfully positioned residence with views of the River Nore and the valley it flows through to the rear. Sion Road has long been regarded as one of Kilkenny’s most desirable residential addresses, and properties of this scale and character in such a magnificent setting are increasingly difficult to find. Ard Inch combines generous accommodation, mature gardens, excellent privacy and impressive views of the surrounding countryside, while retaining the enormous advantage of being within easy reach of Kilkenny City. Extending to approximately 2,188 sq. ft. in total, based on the floor plans, the property offers an exceptionally versatile layout. The ground floor accounts for a huge 1,803 sq. ft., with a further 385 sq. ft. at first-floor level. The house itself is sound and clearly has been a much-loved home. While decorative updating and modernisation would now enhance the interior, the fundamentals are already here: generous proportions, high ceiling heights, an excellent layout, large windows, mature surroundings and a superb address. For the incoming purchaser, this is an opportunity to modernise to their own taste rather than extend. A spacious entrance hallway immediately gives a sense of the scale of the property and provides access to the ground-floor & first floor accommodation. Again, the ceiling heights on the ground floor are a special feature, adding to the sense of space. The main living room, measuring approximately 20'1" x 13'0", is particularly impressive. Its generous proportions are complemented by a feature stone fireplace and an attractive corner window arrangement which takes full advantage of the property's elevated outlook and takes in views of the River Nore. This is a bright, comfortable reception room with the proportions to accommodate a contemporary redesign beautifully. The feature window draws you to stand and look. Double doors connect the living room with the adjoining dining room, measuring approximately 12'6" x 13'1". The relationship between these two rooms works extremely well for both everyday family life and entertaining, while the large glazed opening from the dining room brings the outside surroundings directly into the living accommodation. The kitchen, at approximately 20'3" x 13'1", is another particularly generous space, with ample room for both kitchen and informal dining, while connected to a spacious sunroom. The sunroom, measuring approximately 11'5" x 13'1", is a real asset. The proximity of the River Nore adds considerably to the setting and gives Ard Inch a sense of countryside that is rare for a property so conveniently located. The views from this room are unique to Ard Inch. A separate utility room and WC complement the kitchen accommodation and provide the practical spaces expected in a home of this size. The ground floor is exceptionally flexible. In addition to the principal reception rooms, there are two ground floor bedrooms, one of which has its own shower and wash basin facility & dressing room. The floor plan also incorporates a reading room and a family bathroom and additional WC facilities. A teak bespoke fitted staircase leads to the upper level, where two further bedrooms measure approximately 14'2" x 11'11" and 15'3" x 9'5". Their timber-lined ceilings, roof windows and built-in storage create distinctive and useful accommodation. The design and quirkiness of the ceilings add to the special feeling the rooms hold, but also leave potential for other uses. Externally, Ard Inch continues to impress. The residence sits within mature, established gardens, with a sweeping driveway providing generous off-street parking. A detached garage offers further storage and practical space. It is to the rear and beyond the house, however, that the quality of the setting becomes particularly apparent. The gardens enjoy an open aspect across mature greenery towards the River Nore, creating a wonderfully peaceful backdrop. This combination of mature surroundings, privacy, views and proximity to the river is unique. Location is key, Ard Inch, offers the rare combination of an established residential setting, mature surroundings and convenient access to Kilkenny City. The ability to enjoy this sense of space and greenery while remaining close to the city's schools, shopping, restaurants, sporting facilities and everyday amenities is what makes this special. These particulars are issued strictly on the understanding that they do not form part of any contract and are provided, without liability, as a general guide only to what is being offered subject to contract and availability. They are not to be constructed as containing any representation of fact upon which any interested party is entitled to rely. Any intending purchaser or lessee should satisfy themselves by inspection or otherwise as to the accuracy of these particulars. The vendor or lessor do not make, give or imply nor is Fran Grincell or its staff authorized to make, give or imply any representation or warranty whatsoever in respect of this property. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn. THINKING OF SELLING EMAIL OR CALL FOR SALES ADVICE