WOODSTOCK ARMS, Woodstock Arms, Inistioge, Co. Kilkenny, R95AX61

Location: The Woodstock Arms is prominently situated in the heart of the village overlooking the tree-lined square, beautiful neighboring period properties and surrounding hillsides. Inistioge is an extremely picturesque village situated on the banks of the River Nore. As a result, it is a very popular area and enjoys an influx of visitors throughout the year helped along with various festivals that take place in the village which include the George Brown and Keep Her Lit festivals in July and August and the popular Vintage Rally that Inistioge hosts every August Bank Holiday weekend. The area is also extremely popular with walking enthusiasts with Woodstock Gardens and Arboretum providing a number of interesting loop walks. It is a firm favourite with fishing fanatics with it being one of the most popular fishing spots along the River Nore. The village itself has been discovered by many film makers; “Widow’s Peak” and “Circle of Friends” are two such films that have been filmed in the village both using The Woodstock Arms as its backdrop. In more recent years, the Dunnes Store Christmas advert was recorded in the village giving testament to how beautiful Inistioge really is. Inistioge is easily accessed (just 25 mins from Kilkenny City and 20 mins from New Ross) via road and rail – Thomastown railway station is a mere 9kms from the premises and the village has a daily bus route to Kilkenny 3 times per day. Description: The Woodstock Arms has been in the O Keeffe Family since 1953 and holds a prominent standing in the centre of Inistioge. A popular trading bar and restaurant with locals and tourists alike, it offers a simple yet effective menu that could be expanded upon within the current commercial kitchen set up. The premises is currently trading very well with strong turnover figures. This property comes to the market in excellent condition throughout and has been very well maintained by its current owners over the years. It offers a traditional cosy Irish bar that currently has an excellent bar and food trade along with adjoining successful B&B with 7 modern ensuite bedrooms and overhead 3 bed family residence. This property offers great potential for further expansion if so desired. The bar comprises of lounge and snug area along with ladies and gents’ toilets to the rear. To the front of the property there is a purpose-built covered area and an attractive large outdoor seating area fronting onto the main road. The residential property comprises of breakfast room, commercial kitchen, 7 B&B rooms (3 triple & 4 double rooms) and private family living accommodation on the second comprises of three double bedrooms, living room, utility area, office, bathroom and kitchen/dining area. To the rear of the property lies a yard, with vehicle access, which incorporates various storage areas and a large modern garage with roller door with overhead private terrace area. These particulars and photographs are for guidance purposes only and do not form part of any contract. Whilst care has been taken in their preparation we do not hold ourselves responsible for any inaccuracies. They are based on the understanding that all negotiations will be conducted through this firm. The accommodation is sited over 3 floors (c. 6,000sq ft) comprises of the following: Ground Floor: Bar/Lounge area: 11.30m x 6.57m Attractive wood bar counter. Floor tiles and wood floor. Stove. Bar Shelves. 2 x fridges. Various mounted optics. Ladies 2.67m x 3.35m Floor and wall tiles. 2 x toilet cubicles WHB. Hand dryer. Gents 2.8m x 2.27m 1 x toilet cubicles. 4 x urinals. Sink and hand dryer. Snug 3.44m x 2.58m Display cabinet, tables, couches. Electric stove Entrance hall to B&B 1.62 x 5.38m Floor tiles Breakfast room 4.76m x 6.90m Wood floor. 7 x table settings. Commercial Kitchen 3.78m x 5.83m Cold room & storage area 5.33m x 4.33m Garage 4.27m x 5.67 concrete floor. Roller shutter door. Bedroom 7: 3.03m x 3.52m plus 1.32m x 1.17m Bay window. Ensuite : 1.86m x 1.75m First Floor: Bedroom 1 : 4.0 x 4.23m Triple room. Ensuite: 1.65m x 2.23m Bedroom 2: 4.55m x 3.67m Triple room Ensuite: 1.85m x 2.44m Bedroom 3 Bedroom 4 : 4.15m x 2.85m Double room Ensuite 0.97m x 2.86m Bedroom 5: 2.53m x 4.69m – Carpet. Curtains. Ensuite: 1.62m x 2.04m Bedroom 6 : 2.66m x 3.55m – Carpet. Curtains. Double room. Ensuite: 2.37 x 1.65. Lino flooring. Electric shower with shower cubicle. Toilet. WHB. Mirror. Storage press with 3 phase washing machine and dryer. Second Floor/private residence Living room 4.90m x 3.94m Wood flooring. Fireplace with electric insert. Kitchen: 3.13m x 5.54m Solid wood kitchen with black marble worktops. Bedroom 1: 3.76m x 2.86m Laminate wood flooring. Blinds and curtains. Bedroom 2: 3.86m x 4.83m Wood flooring. Blinds. Three windows over looking front and green area. Main bathroom : 4m x 2.03 1.23m x 2.43m. Floor tiles. Timber wall paneling. Free standing bath tub. Shower cubicle. WHB. Toilet. Bedroom 3 : 5.23m x 3.49m Laminate wood flooring. Curtains and blinds. Utility 1.73m x 3.23m Wood flooring. Shelves. Toilet. WHB. Office: 3.53m x 5.74m Wood floor. Curtains.