Garnaman, Kells, Kilkenny R95 T866Sale Agreed

5 Bed Detached House 3500 ft² / 325.16 m² Sale Agreed B2


Garnaman, Kells is a remarkable state of the art home in a highly sought after location, offering exceptional Georgian style features, and standing on 5.88 acres.
Located 6 miles from Kilkenny city, 1 mile from Kells and within 4 minutes drive to Junction 9 of the M9 Motorway the property is in an idyllic countryside setting with superb views over the adjoining countryside.
Constructed in 2007 to the highest standards, this 3,500 sq ft Georgian style exquisite family residence leaves nothing to chance in relation to its specification, finish, aspect and design.
The house was architecturally designed to provide expansive light filled living space yet is a practical family home with panoramic views of the surrounding countryside to the rear .
A Georgian fanlight over the entrance door leads to an attractive mosaic tiled porch area with double doors leading to the entrance hallway. This hallway with high quality timber flooring (Serenzo Solid Oak) is dominated by a bespoke winding staircase to the first floor.
A series of doors from the main entrance hallway leads to the ground floor accommodation which looks onto the front and rear gardens respectively. The timber flooring from the hallway is continued through the two perfectly symmetrical reception rooms to the front of the house.
Both rooms enjoy classical high floor to ceiling heights (9’ 8’’), decorative coving and wooden sash windows and panelling so typically reminiscent of the Georgian era.
Double sliding doors from the Living Room lead to an open plan dining/kitchen/sunroom area.
A door off the kitchen leads to a Pantry with fitted presses and floor to ceiling height shelving.
Adjacent to the kitchen is the back hallway which leads to the utility room containing a sink and fitted wall and floor presses plumbed for washing machine and dryer. Also, off this hallway is a double bedroom and a shower room & toilet.
The first floor contains four large double bedrooms, two with En-suite bathroom’s and the other two served by a Jack & Jill style En-suite bathroom.

The property is accessed via pillared entrance gates (electric) with both the pillars and walls topped with Kilkenny Limestone capping.
A winding tree lined gravel driveway leads to the house with paddocks on either side of the driveway and house.
The gardens were designed and proportioned by a Landscape Architect and have been meticulously maintained with a selection of lawns, plants, shrubs and hedgerows.
A vegetable garden consisting of five raised beds is located to the rear of the house.
The outbuildings are designed in an L-shape and contain a double garage with workbench and double doors. Adjoining this is a storage shed and garden utensils shed.
Two other sheds complete the outbuildings with one containing the water pump and water treatment system.
Both paddocks are stud rail fenced around all boundaries with water troughs built into the stud railing. Both paddocks have only recently been re-seeded. Land is excellent quality limestone free draining soil.

For further details see our website or call 056 778 6000

JOINT AGENCY with Warren McCreery Auctioneers, No.12 Parliament Street, Kilkenny 056 770 2000


Low Energy B2 BER Cert No. 111603692

Central Sound system

Vacuflo central hoover system

Extra high ceilings: Ground Floor - 9’8’’ / 1st Floor - 9’3’’

Bespoke teak sash windows and solid teak doors throughout the house.

Eco Heat Geothermal underfloor heating system.

Solar Panels Hot Water system

Concrete first floor

Private well and sewage treatment system.

Eircom Phone watch Alarm

External Sensor security lighting.

BER Details

BER: B2 BER No.111603692 Energy Performance Indicator:123.57 kWh/m²/yr


Front Porch

3.60m x 1.90m

The main entrance door leads to an impressive porch with period mosaic floor tiling and a central lantern type light fitting in front of the fanlight over the hall door.

Main Entrance Hallway

3.60m x 6.25m

Wonderful spacious area with solid timber floors, ceiling coving, spot down lighting and central chandelier and period style winding staircase to the first floor.

Drawing Room

5.75m x 5.20m

Bright and spacious room with marble fireplace, Crystal chandelier, ceiling coving, dado rail. Aspect to front garden and side gable.

Living Room

4.90m x 5.20m

Bright and spacious area with feature yellow brick fire place and solid fuel stove.
Double French doors lead to the patio area with dual south and south west aspects.
Double sliding doors lead to the open plan dining/kitchen/sunroom.

Dining Area

4.0m x 5.20m

Open plan with Kitchen and sunroom areas. This is the main hub within the property with high quality cream floor tiles and pastel paint colours giving a real sense of brightness and calm.


3.64m x 4.32m
Open plan with the dining area and contains a high quality Sinnott fitted kitchen with cream painted wall, floor presses and granite worktops and Belfast sink. A central island unit with sink and incorporating a Breakfast bar is also included. Off the kitchen is a walk in Pantry with presses and floor to ceiling shelving.
The following fitted appliances are incorporated in the kitchen:
• Rangemaster Cooker (Gas & Electric)
• Rangemaster American fridge
• Siemens built in Dishwasher.
• Sinkerator to handle food waste


3.60m x 3.67m

Open plan with dining area this room enjoys a south and west facing orientation with sash windows and double doors leading onto the Patio/Barbecue area allowing the sunlight to fill the area throughout the day and evening.
All windows in kitchen and sunroom have Sanderson blinds.

Utility Room:

2.3m x 2.3m

Contains a sink unit together with floor and wall presses plumbed for Washing machine and Dryer.

Shower Room / Toilet

2.25m x 2.25m

Toilet & Shower room.

Closet / Airing Cupboard

1.01m x 1.51m

Shelved with Heating Control Panel press for ground floor.

Bedroom 5 / Study

5.20m x 3.40m

Bright spacious room with built in floor to ceiling height wardrobe/press.

Master Bedroom

4.28m x 4.87m

Spacious double bedroom.

Master Bedroom Dressing room

1.77m x 3.38m

Fitted with wardrobes and shelving.

Master Bedroom En-suite

2.62m x 3.38m

Jacuzzi Bath
Large rectangular Shower ( 1.15m x 0.75m ) with Merlyn Shower Door

Bedroom 2

4.87m x 5.3m

Spacious light filled room with built-in wardrobes and double French doors leading to a Balcony with panoramic views of the surrounding countryside.

Bedroom 2 En-suite

Large rectangular Shower ( 1.15m x 0.75m ) with Merlyn Shower Door.

Bedroom 3

5.30m x 3.85m

Large double bedroom with carpet floors, spot down lighting and ceiling moulding.

Bedroom 4:

3.40m x 4.90m

Bedrooms 3 & 4 served by a Jack & Jill En-suite with large rectangular Shower.

Closet / Airing Cupboard

1.80m x 0.60m

Shelved with Heating Control panel press for first floor.


4.90m x 9.80m

Accessed via retractable wooden stairs
Floored and side wall panelled.
Electric sockets and Central Hoover system point.


Passing Hotel KilkennyTurn Left at the Callan Road roundabout onto N76. At the next roundabout take 3rd exit on to the Kells Road. Continue along the R697 for 9.8km. Turn left and continue for 350m then turn left. The Property will be on the left hand side indicated by a 'For Sale' board.