45 Glen Vale, Ballyragget, R95N821

• Superbly presented five-bedroom detached residence extends to approximately 155 sq. m. and offers an exceptional amount of living and bedroom accommodation over two floors.
• Showroom Condition Throughout - Beautifully maintained and superbly presented, offering a genuine walk-in opportunity for the new owners.
• Excellent Five-Bedroom Layout - Four generous double bedrooms on the first floor, together with a versatile fifth bedroom at ground-floor level, ideal for guests, home working or family use.
• Bright & Spacious Kitchen/Dining Room - A wonderful everyday family space with a breakfast bar and French doors opening directly onto the rear garden, allowing excellent natural light throughout.
• Fully Fitted Kitchen with Integrated Appliances - Excellent storage and worktop space complemented by an integrated dishwasher, double oven, hob and extractor fan.
• Separate Utility with Maple Fitted Units - A highly practical utility room featuring fitted maple units, providing valuable additional storage and workspace.
• Beautifully Presented Sitting Room - Featuring a solid-fuel stove, cast-iron fireplace, granite hearth and solid oak timber flooring, creating a warm and inviting reception room.
• Large Private Rear Garden - Approx. 130 m² - A generous, enclosed lawned garden with gated access to both sides, ideal for children, pets, outdoor dining and entertaining.
• Superb Parking & Convenient Location - Extensive cobblelock private driveway offering excellent off-street parking, with Ballyragget providing convenient access to Kilkenny City, Castlecomer, Durrow and Carlow.

Clement Herron Real Estate is delighted to welcome No. 45 Glen Vale, Ballyragget, Co. Kilkenny to the sales market.

Constructed in 2005, this superbly presented five-bedroom detached residence extends to approximately 155 sq. m. and offers an exceptional amount of living and bedroom accommodation over two floors. Presented in showroom condition throughout, the property is bright, spacious and beautifully maintained, with an excellent layout ideally suited to modern family living.

From the moment you arrive, No. 45 makes an excellent first impression. The distinctive exterior is complemented by an extensive cobblelock driveway, providing generous private off-street parking while creating a smart, low-maintenance frontage with excellent kerb appeal. Gated access is provided to both sides of the residence, leading through to the rear garden.

Internally, the sense of space and natural light is immediately apparent. The ground-floor accommodation comprises a welcoming entrance hall, sitting room, substantial kitchen/dining area, utility room, guest W.C. and a ground-floor fifth bedroom, providing excellent flexibility for a growing family, home office, guest accommodation or playroom.

Positioned to the front of the property, the sitting room is a warm and inviting space with a solid oak timber floor and an attractive cast-iron fireplace with granite hearth and solid-fuel stove, creating a particularly appealing focal point.

The layout flows naturally from the sitting room towards the kitchen and dining accommodation, giving the principal living areas a connected and sociable feel while still retaining clearly defined spaces.

The kitchen/dining room forms the heart of the home and is particularly impressive in terms of both its proportions and natural light. French doors overlook and open directly onto the rear garden, allowing sunlight to pour into the room and creating an excellent connection between the indoor and outdoor spaces.

The kitchen is fitted with an extensive range of attractive units and generous worktop space, together with a breakfast bar, providing an informal dining area in addition to the main dining space. Integrated appliances include a dishwasher, double oven, hob and extractor fan. The tiled flooring throughout this area is both practical and well suited to busy family life.

A separate utility room provides valuable additional storage and functionality and is fitted with a range of maple units, providing excellent additional cupboard and worktop space while complementing the quality and finish of the main kitchen. The downstairs W.C. and fifth bedroom further enhance the versatility of the ground-floor accommodation.

The first floor is equally impressive and continues the bright and airy character found throughout the house. There are four generously proportioned double bedrooms, offering excellent accommodation for larger families without compromising on bedroom size.

The primary bedroom benefits from its own en-suite bathroom, while the remaining bedrooms are served by a spacious family bathroom. Large windows throughout the upper floor maximise natural light, giving the landing and bedrooms a particularly fresh and welcoming atmosphere.

The property has been maintained to an excellent standard, with attractive details including solid pine internal doors, skirting boards and architraves adding warmth and character throughout. The house also benefits from gas-fired central heating.

Externally, the property offers an excellent balance between attractive presentation and low-maintenance practicality. In addition to the substantial cobblelock parking area to the front, there is gated access on both sides of the residence.

To the rear lies a large private garden extending to approximately 130 sq. m. The garden is predominantly laid in lawn and securely enclosed with fencing to both sides, creating a private and practical outdoor space.

The generous lawn provides ample room for children to play, while the size and layout offer excellent potential for outdoor dining, summer barbecues and entertaining. French doors from the dining area provide direct access to the garden, making the outdoor space feel like a natural extension of the main living accommodation.

The rear elevation also benefits from a useful paved area immediately adjoining the house, while the wide lawn and secure boundaries make this a particularly attractive feature for families and purchasers seeking meaningful outdoor space without an excessive level of maintenance.

LOCATION:

Location is another major advantage of No. 45 Glen Vale. The property is situated in the small town of Ballyragget, Co. Kilkenny, conveniently positioned on the N77 and providing excellent access to Kilkenny City and the surrounding towns of Durrow, Castlecomer and Carlow.

Kilkenny City is approximately 18 km away, placing the city within comfortable commuting distance for employment, schools, shopping, restaurants, leisure facilities and the extensive range of services associated with Kilkenny City.

Abbeyleix is 15km away, Durrow is approximately 9 km away, while Castlecomer is also approximately 9 km from Ballyragget, making both towns readily accessible for everyday amenities and employment.

Dublin is 115km from the property, Carlow is approximately 31 km away, further extending the range of employment, educational and commercial centres accessible from the property.

Ballyragget itself provides an excellent selection of everyday amenities, allowing purchasers to enjoy the convenience of village living without having to travel into Kilkenny for every requirement. Local amenities include shopping, pharmacy, medical and dental services, cafés and pubs, community facilities, primary education and childcare facilities.

The combination of village amenities and accessibility to Kilkenny City, Castlecomer, Durrow and Carlow makes the location particularly practical for families and commuters alike.

With approximately 155 sq. m. of internal accommodation, five bedrooms, three bathrooms, extensive off-street parking and an approximately 130 sq. m. rear garden, No. 45 offers considerably more space than may initially be apparent from the front elevation.

The standard of presentation is equally noteworthy. This is a home that can be occupied and enjoyed immediately, without the requirement for significant refurbishment or modernisation.

VIEWINGS ARE STRICTLY BY APPOINMENT ONLY!
No. 45 Glen Vale is a superbly presented, exceptionally spacious detached family residence offering excellent living accommodation, five bedrooms, generous private parking and a substantial enclosed rear garden in a highly convenient location.

The combination of space, condition, natural light and a versatile family-friendly layout makes this a property that is sure to impress.

Viewing is highly recommended to fully appreciate the quality, proportions and excellent condition of this beautiful family home.

Accommodation

Entrance Hall: 7m x 1.9x
Tiled flooring, radiator cover, blinds, storage under the stairs.

Kitchen/Dining: 4.61m x 4.66m
Tiled flooring, fitted kitchen, integrated dishwasher, double oven, hob, extractor fan, breakfast bar, light fitting, blinds, French doors.

Sitting Room: 4.68m x 4.87m
Solid Oak timber floor, solid fuel stove with cast-iron fireplace with granite hearth, venetian blinds, c/p.

Utility: 2.77m x 1.59m
Maple fitted units, sink, gas boiler, side access teak door.

Downstairs Bedroom: 2.73m x 5.17
Solid Oak timber flooring, c/p.

Downstairs W.C: 1.38m x 1.52
Tiled flooring, w.c., w.h.b., light fitting

Landing: 2.1m x 2.5
Carpet

Primary Bedroom: 4.06m x 4.28m
Carpet, c/p/b

En-suite: 1.08m x 2.56m
Tiled throughout, w.c., w.h.b., electric shower.

Bedroom Two: 3.36m x 4.07m
Carpet, blinds

Bedroom Three: 3.21m x 2.80m
Carpet, blinds

Bedroom Four: 2.50m x 3.24m
Carpet, blinds

Main Bathroom: 2.10m x 2.07m
Tiled throughout, w.c., w.h.b., bath, light fitting

Garden: 130m2.

BER Details

BER Rating: C

BER No.: 119901965

Energy Performance Indicator: Not provided