Millfall House, Coolcullen, Co Kilkenny,

approximately 4.8 hectares / 12 acres

Early 19^th Century private residence built for a miller and his family. Recent and extensive restoration now presents a well-composed and attractive stone house. Set within beautifully manicured gardens well-clipped lawns are interspersed with numerous mature shrubs and trees. Stabling for 5 within old mill building. Sand based winter corral / paddock. Delightful footbridge allows river passage to the adjacent paddocks offering good grazing. Partially restored granary has potential. Separate access from road to yard. Garage.

approximately 282 sq.m / 3,035 sq.ft.

Entrance porch, Cloak Room, Stair Hall, Drawing Room, Family Room, Sun Room, Kitchen, Principal Bedroom, Bedroom 2, Bedroom 3, Bedroom 4, Main Bathroom, Bathroom 2.

approximate distances / proimity - towns or villages

Carlow town 21km, Kilkenny city 33km, Old leighlin village 5.1km

Leighbridge village 8.7km, Castlecomer town 12km, Dublin city 104km, Bagenalstown 13 km

approximate distances / proimity - hotels, golf courses or health spas

Carlow golf course 22km, Mount Juliet hotel & golf resort 41km, Mount Wolseley hotel & golf resort 37km, Kilkea Castle hotel & golf resort 35km, Talbot hotel & heath spa 22km, Seven Oaks hotel & health spa 21km

approximate distances / proimity (air & ferry ports)

Rosslare harbour 12km, Waterford airport 79km, Dublin airport 115km, M9/N9 trunk road 8 km (proposed upgrade completion date)

On about 12 acres / 4.8 hectares.    A delightful and picturesque country house enjoying a private setting over looking verdant countryside, yet easily accessible, being equidistant of both Carlow and Kilkenny and within 8 km's of their N9 linking road.

Mill Fall house represents the height of luxurious country living being set in private landscaped grounds where an attractive range of stone outbuildings and mature planting combine to protect the house. Conveniently located 3 miles from Old Leighlin Village and a mere 11 miles from Kilkenny city the origins of the site date back to the 1600's, the present early 1800's house replacing an earlier dwelling. Extensive and delicate restoration in recent years included re-wiring and re-plumbingand now presents the house in immaculate condition. Inside the main reception rooms are of pleasing proportions and bright, benefiting from windows to both front and back giving good natural light. While a delightful country kitchen with high ceiling and exposed eaves invokes a homely atmosphere, which is continued into the marvellous sunroom and throughout the bedroom accommodation.

Entrance porch: with decorative cornice, flag stone floor, glazed and panelled double doors into:

Stair hall: with timber staircase to first floor, flag stone floor, recessed alcove.

Drawing room: bright and airy with marble chimneypiece, decorative cornice, central rose, polished timber floor.

Cloak room: with coat hooks, polished timber floor, extensive storage cupboards, pedestal wash hand basin and WC.

Family room: bright and airy with marble chimneypiece, fitted cupboard, polished timber floor, interconnecting door into:

Kitchen: a wonderful country kitchen with ceiling extending to eaves, range of fitted timber cupboards with integrated Belfast sink, granite worktop, Bosch electric oven with hob, plumbed for dishwasher, flag stone floor. Glazed double doors lead into:

Sun room: bright with windows to all elevations and ceiling to eaves, fitted stone bar with marble work top, flag stone floor, double French doors to flag stone garden terrace

First floor

Bedroom 1: with extensive fitted wardrobes, storage unit with integrated sink.

Bedroom 2: with recessed alcove.

Bathroom: with free-standing cast iron bath, bidet, pedestal whb, Wc, recessed spot lighting.

Second floor

Bedroom 3: fitted storage unit with integrated whb, velux windows.

Bedroom 4: with fitted shelving, velux windows.

Bathroom: with fitted bath, pedestal whb, Wc, recessed linen cupboard and spot lighting.

furnishings, fixtures & fittings

All curtains, light fittings, furniture, garden furniture and statuary, over mantels, fine art and chattels and machinery are excluded from the sale but may be available by separate negotiation. Fitted carpets included in the sale.

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