62 Roselawn, Bolton Woods, Callan, Co. Kilkenny, R95X017

No. 62 Roselawn, Bolton Woods is a well-presented residence, ideally positioned within a quiet residential development and benefiting from added privacy to the side and rear. The property offers a practical and well-balanced internal layout, complemented by off-street parking for two vehicles to the front and a private rear garden. Internally, the accommodation is bright and functional, with a welcoming entrance hall leading to a spacious main living room featuring an open fireplace. Double doors connect through to a dining area with direct access to the rear garden, creating a natural flow between living and entertaining spaces. The adjoining kitchen is in excellent condition, fitted with modern appliances and ample worktop space, while a separate utility area provides additional practicality. A wheelchair-accessible guest WC completes the ground floor. Upstairs, the property comprises three bedrooms, including a main bedroom with en suite, along with a well-appointed family bathroom. The interiors are finished with a combination of tiled and carpeted flooring throughout, and the property benefits from oil-fired central heating. Externally, the rear garden enjoys a high degree of privacy, with no adjoining properties to the side or rear, and includes a lawn area, garden shed, and oil tank. Side access further enhances usability. Overall, this is a solid, well-maintained home suitable for a range of buyers, offering both comfort and convenience in a desirable residential setting. Accommodation Entrance Hall 5.60m x 2.10m A bright and welcoming entrance hall featuring a tiled floor finish. This space provides access to all ground floor accommodation and includes the staircase to the first floor. Living Room 4.40m x 3.60m A comfortable main reception room with timber-effect laminate flooring. The room is centred around an open fireplace with a timber surround and granite hearth. Bay window to the front and the double doors lead through to the dining area, enhancing the sense of space and connectivity. Dining Area 3.50m x 3.20m A well-proportioned dining space with tiled flooring and ample room for a family dining table. Sliding doors provide direct access to the rear garden, allowing for good natural light and indoor-outdoor flow. Kitchen 3.70m x 2.70m A modern and well-maintained kitchen featuring an L-shaped layout with timber-effect worktops and tiled flooring. The space includes a stainless steel sink, tiled backsplash, and a window overlooking the rear garden. Appliances include a newly fitted integrated Beko oven and PowerPoint hob, along with a Bosch fridge freezer. The kitchen is also plumbed for a dishwasher. Utility Room A practical utility space plumbed for a washing machine and dryer, with additional worktop area and a window to the side. This room also houses the heating controls. WC 1.70m x 1.30m A fully tiled, accessible ground floor WC comprising a wash hand basin and toilet. Landing 3.20m x 2.00m A carpeted landing area providing access to all first-floor rooms. Includes a hot press with factory-insulated water tank. Bedroom 1 3.60m x 3.30m A spacious double bedroom with carpet flooring and a three-door built-in wardrobe. The room overlooks the rear garden. En-suite 2.60m x 1.00m Fully fitted en suite with tiled flooring, comprising a wash hand basin, WC, and a shower unit fitted with a Triton T90 SR electric shower. Bedroom 2 3.50m x 3.00m A generously sized double bedroom with carpet flooring and a two-door built-in wardrobe. Bedroom 3 2.70m x 2.50m A well-proportioned single bedroom with carpet flooring and a window to the front, suitable for a variety of uses including a home office, study or nursery. Bathroom 2.00m x 2.00m A fully fitted family bathroom with tiled flooring, comprising a bath with overhead Bristan shower, wash hand basin, and WC. OutsidePrivate rear garden and side access. Timber shed within the garden, DIRECTIONS: Close to town centre and within a 10 minute drive to Kilkenny city.