Griffinstown Glen Grangecon • County • Ireland

Griffinstown Glen Grangecon • • Ireland

A country home hidden away amongst beautiful gardens and grounds

Reception Hall • Drawing Room • Dining Room Kitchen/breakfast room • Utility Room • Bedroom

Master Bedroom Suite • 2 further bedrooms • Family Bathroom

Two Car Garage • Paddock • Woodland • Immaculate Gardens

BER Rating: C2

Gross Internal area of main house: 3,500 sq. ft. In all, about 36 acres

Goffs County Knight Frank LLP Knight Frank LLP Kildare Paddocks, Kill, 55 Baker Street 20-21 Upper Pembroke Street, County Kildare, Ireland London W1U 8AN Dublin 2, Ireland [email protected] [email protected] Tel: +353 1 6342466 Tel: +353 45 981048 Tel: +44 20 7861 1782 www.goffscountry.com www.knightfrank.com

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation (All distances and times are approximate)

Shopping • Grangecon 4 km • 6 km • Hollywood 15 km • Newbridge 25 km • Naas 26 km • Kildare Village 26 km • Millennium Park, Naas 28 km • Dublin 55 km

Airport • Dublin Airport 68 km

Motorway • M9 10 km

Schools • Clongowes Wood College • Newbridge College • Leinster College, Newbridge • There are a number of primary and secondary schools locally

Golf • Rathsallagh • The K Club

Horse Racing • The Curragh • Punchestown • Naas

Sailing • Lakes

Griffinstown Glen Sitting on the border of Kildare and Wicklow, set amongst outstanding Wicklow countryside and on the edge of the charming hamlet of Grangecon, Griffinstown Glen is an immaculate and impressive country house surrounded by beautiful gardens and grounds with stunning views of the surrounding counties.

A large entrance hall gives an excellent first impression of the property and leads to the well-proportioned reception rooms. Both the dining and drawing rooms are West facing with views over the gardens, paddock and woodlands to the front of the house.

A large kitchen/breakfast room is well-equipped with a walk-in larder and utility room. The breakfast room that adjoins the kitchen opens out through double doors onto a rear terrace that overlooks the expansive gardens to the front of the house.

A superb master bedroom suite incorporates a large bedroom with dual aspect views over the gardens and surrounding countryside. It also features an en suite bathroom. In addition there is a guest suite, 2 further bedrooms and a family bathroom.

Reception This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Bedroom Notice on the last page of the brochure. Bathroom Kitchen/Utility

Storage Terrace Recreation

Building Energy Rating (BER)

BER for the building detailed below is: C2

Address GRIFFINSTOWN GLEN COLBINSTOWN The Building Energy Rating (BER) is an indication of CO. WICKLOW the energy performance of this dwelling. It covers energy use for space heating, water heating, ventilation and lighting, calculated on the basis of standard occupancy. It is expressed as primary BER Number 106361884 energy use per unit floor area per year (kWh/m2/yr). Date of Issue 29/04/2014 ‘A’ rated properties are the most energy efficient FirstValid Until 29/04/2024 Floor and will tend to have the lowest energy bills. Assessor Number 100489 Assessor Company No 100487

Building Energy Rating Carbon Dioxide (CO2) kWh/m2/yr Emissions Indicator 2 MOST EFFICIENT kgCO2/m /yr

<_25 A1 BEST >25 A2 0 >50 A3 >75 B1 >100 B2 >125 B3 >150 C1 >175 C2 C2 >200 C3 45.92 kgCO /m²/yr 180.44 kWh/m²/yr 2 >225 D1

>260 D2

>300 E1

>340 E2

>380 F

WORST >120 >450 G

The less CO2 produced, the less the dwelling contributes to global LEAST EFFICIENT warming.

IMPORTANT: This BER is calculated on the basis of data provided to and by the BER Assessor, and using the version of the assessment software quoted below. A future BER assigned to this dwelling may be different, as a result of changes to the dwelling or to the assessment software.

DEAP Version: 3.2.1

Ground Floor Gardens and grounds Approached from the road through electric gates leading to a gravel driveway which is secured by mature hedging and sweeps up to the rear of the house which has plenty of parking for numerous cars.

Services We are advised by our clients that the property has private well water; mains electricity and oil fired central heating. Private drainage is via a treatment plant. Local Authority Wicklow County Council +353 (0) 404 20100 Fixtures and Fittings All items usually known as tenants’ fixtures and fittings, whether mentioned or not in these sale particulars are excluded from the sale but may be available by separate negotiation. Such items include all fitted carpets, curtains, light fittings, domestic electrical items, garden equipment, statuary and machinery. Directions From Dublin, follow the N7 for the M7 south towards Naas. Continue on the M7 passed by-passing Naas and exit for the M9 towards Kilcullen. Exit at junction 2 for Kilcullen. At the bridge, turn right for the R448, then cross over the motorway and turn left again to stay on the R448 towards Narraghmore and Grangecon. Follow this road for approximately 9 km, then turn left (signposted for Rathsallagh golf club and Grangecon). At the next T-junction, turn left, go over the hump-backed bridge and continue straight for 300 metres, turn left and immediately right. Follow this road for approximately 1km and the gates to Griffinstown Glen will be on your right at the bend in the road. Viewing Viewing is strictly by appointment with Knight Frank LLP and Goffs Country. Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Brochure dated: April 2014. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Kingfisher Print and Design 01803 867087