LOCATION This property was built in 2005/2006 and has been very well maintained both inside and out. It is KINGSMOUNTAIN, HUGGINSTOWN, located c.2½ km from Hugginstown, 16km from , 15km, only 5 mins drive to the M9 Motorway where / is only 20 mins drive away and Dublin Airport 1hr 20 CO. KILKENNY. mins. Local primary schools, with secondary at , Thomastown, Callan and Kilkenny. For Sale By Private Treaty Train Station at Kilkenny & Thomastown.

SERVICES  Oil Fired Central Heating  Telephone & ESB  Own water and septic tank

FEATURES  Beautifully presented home with gated entrance  House is alarmed  Detached garage with yard to rear  Excellent spacious living accommodation  Main bedroom en-suite  Stunning view from Main Bedroom

INCLUSIONS  All appliances in kitchen and utility  Carpets, curtains, blinds and light fittings  All fixtures and fittings

BER RATING to follow

Stunning 4 bedroom detached dormer style residence on wonderful c. ¾ acre site with walled in front garden, gated entrance, detached garage, yard and lawn to rear. Accommodation comprises of entrance hallway, kitchen-dining, sunroom, sittingroom, utility, WHB & WC and bedroom on ground floor with 3 bedrooms, 1 ensuite and bathroom on the first floor.

Guide Price : €225,000

ACCOMMODATION COMPRISES OF THE FOLLOWING : FIRST FLOOR

GROUND FLOOR Bedroom 1 14’9 x 20.45 (4.5 x 6.21)

Entrance Hallway 8’9 x 6’7 (2.71 x 2.04) Spacious bright bedroom featuring bay window, carpet flooring, recess lighting, doors leading to walk-in wardrobe and en-suite bathroom. Bright spacious hallway with tiled floor, recess lighting, stairs to first floor, bedroom to the right, sittingroom to the left and kitchen-dining straight ahead. Ensuite Bathroom 5’8 x 7’9 (1.76 x 2.4) WHB, WC and Triton T90 Electric Shower, fully tiled floor to ceiling. Kitchen-Dining Room 24’1 x 13’ (7.34 x 3.96) This is a large kitchen-dining area with French doors running into the Sun Room, utility off the opposite end from kitchen area. Excellent kitchen unit space to both walls with island in the centre, tiled between units. Includes American fridge freezer, dish washer, Electrolux oven, hob and extractor fan. Tiled floor, timber panelled ceiling with recess lighting.

Bedroom 2 9’2 x 11’4 (2.8 x 3.47) T& G Flooring, Access to the attic

Bedroom 3 8’3 x 12’7 (2.53 x 3.87) Kitchen & Utility Room T& G Flooring

Utility 13’03 x 12’07 (3.97 x 3.68) Again very spacious room with units at floor level, tiled floor, door into toilet. Plumbed for and includes washing machine and dryer.

Toilet 4’9 x 6’2 WHB & WC, tiled floor.

Sunroom 12’3 x 11’6 (3.75 x 3.37) Timber flooring, timber panelled ceiling, recess lighting, patio door leading out to rear of property, French doors back into the dining area.

Bathroom 8’9 x 9’6 (2.71 x 2.92) WHB, WC and Jacuzzi Bath, tiled floor and tiled half way up the walls.

Landing 6’6 x 20’2 (2.01 x 6.16) T&G flooring

OUTSIDE – Detached Garage Loft Area

Sunroom and Sittingroom

Sittingroom 17’4 x 18’17 (5.30 x 5.54) Timber flooring, brick fireplace with solid fuel stove, recess lighting, wired for surround sound.

Bedroom 12’7 x 12’16 (3.87 x 3.69) Timber flooring, situated to the front of the house, just to the right from entrance hallway.