No. 22 'Rath Úllord', Bonnetsrath Road, Kilkenny, Co. Kilkenny, R95YC52

It is with great pleasure that we introduce No. 22 Rath Ullord to the market. Built in 2015, this meticulously presented four-bedroom detached dormer home extends to approximately circa.183 sq.m (circa. 1,969 sq.ft), occupying a glorious private cul de sac setting. Freshly painted and presented in exceptional condition throughout, the house has a genuine sense of quality, with well-proportioned accommodation, excellent natural light and high-quality fixtures, fittings and cabinetry throughout. The layout is particularly versatile. There are two reception rooms, a Living Room and a Sitting Room, on the ground floor. One of the four bedrooms is also positioned on the ground floor, an attractive feature for buyers who may require ground-floor bedroom accommodation either now or in the future. Alternatively, it could be used as a home office, study, playroom or additional reception room. Natural light is a defining feature of the house. Generous windows and Velux roof lights bring daylight into both floors, particularly around the entrance hall and stairwell, while glazed double doors between the living room and kitchen/dining room create an easy flow between the principal living spaces. Three further bedrooms occupy the first floor. Two are generously proportioned ensuite bedrooms, while the principal bedroom also benefits from a walk-in wardrobe with extensive fitted storage. Solar panels positioned on the rear roof assist with water heating, while the property also benefits from a respectable B energy rating. Overall, No. 22 is a wonderfully appealing home, combining generous and adaptable accommodation with an excellent standard of presentation in a remarkably private setting, yet within easy reach of Kilkenny City. Accommodation GROUND FLOOR Entrance Hall Welcoming entrance hall with tiled floor, front-facing window, understairs storage and recessed spot lighting. A generous window at the stair return, together with a long Velux window overhead, brings an abundance of natural light into the hall and stairwell. Living Room A light-filled room with wooden flooring, front-facing window and Velux rooflight. Glazed double internal doors open directly to the kitchen/dining room. Kitchen / Dining Room A spacious kitchen/dining room with tiled flooring and a wide window overlooking the rear garden. Attractive fitted cabinetry with wood-effect worktops incorporates an electric hob, electric oven, integrated dishwasher and fridge freezer. Glazed double doors open directly onto the patio to the side of the house. Utility Room Tiled floor, worktop space and recesses/plumbing for washing machine and dryer. A fitted double press houses the gas boiler, while a door provides direct access to the rear garden. Sitting Room Additional reception room with timber effect tiled flooring and front-facing window. It could also become a fifth bedroom, if so desired. Bedroom 1 Ground-floor bedroom with timber effect tiled flooring and rear-facing window. Shower Room Wet-room style shower room with fully tiled floor and walls, rear-facing window, WC, WHB and electric shower. FIRST FLOOR Landing Wooden flooring and hot press. The continuation of the wooden flooring through the landing and bedrooms creates an attractive sense of flow throughout the first floor. Principal Bedroom / Bedroom 2 Generously proportioned principal bedroom with wooden flooring and two rear-facing Velux windows. Ensuite Tiled floor, WC, WHB and shower cubicle with mains shower. Walk-in Wardrobe Generous, fitted units providing excellent hanging and storage space. Bedroom 3 Well-proportioned bedroom with wooden flooring and two rear-facing Velux windows. Ensuite Tiled floor, WC, WHB and tiled shower cubicle with mains shower. Bedroom 4 Wooden flooring and front-facing Velux window. Outside The setting and outside space are particular highlights of No. 22. Occupying an enviable end-of-row position with no passing traffic, the property is wonderfully tucked away and enjoys an excellent degree of privacy. To the front is an extensive cobblelock driveway providing generous off-street parking, together with a front garden. A cobblelock pathway continues around the house, linking the front, side and rear garden areas. The orientation is especially appealing. The property enjoys morning light to the front, with south-west sunshine to the side and rear during the afternoon and evening. Glazed doors from the kitchen/dining room open directly onto the side patio, providing a natural connection between the house and this sunny outdoor space. The private rear garden is principally laid in lawn and includes a detached concrete block-built shed, providing useful storage for bicycles, gardening equipment and other household items. Location ‘Rath Ullord’ enjoys a highly convenient location on the outskirts of Kilkenny City, with easy access to the city and surrounding road network. The Kilkenny Ring Road is adjacent, while Newpark Shopping Centre, MacDonagh Junction and Kilkenny City Centre are all within a short drive. The Kilkenny City bus service is also available nearby on the Johnswell Road. For further information or to arrange a viewing, please contact Warren McCreery Property on 056 770 2000 or visit www.warrenmccreery.ie. 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 construed 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 Warren McCreery 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.