37 Beechlawns, Johnswell Road, Kilkenny Town, R95 X4W0

No. 37 Beechlawns is a substantial, well-maintained and efficient (B rated) detached family residence, occupying a generously proportioned site within this established residential development. The property has been thoughtfully extended and upgraded, resulting in exceptionally spacious and flexible accommodation laid out over two floors, ideally suited to modern family living or multi-generational use.
Externally, the house benefits from a large tarmacked area to the front, providing ample off-street parking for up to three vehicles, with boundary walls to both the front and side offering excellent privacy. The property enjoys access on both sides, with pathways, a small grassed area, a compact yard, two garden sheds and garden space with patio area to the rear, all of which are low maintenance and well contained.
Internally, the accommodation is both generous and versatile. The house has a welcoming reception hall, two living rooms, and a well-appointed kitchen and dining space. A large modern rear extension significantly enhances the property, providing an impressive additional living room along with a ground-floor bedroom and shower room, making this area ideal for extended family living, guests, or those seeking ground-floor accommodation.
The property is presented in excellent decorative order throughout and benefits from replaced windows, gas-fired central heating, and a series of recently modernised shower rooms, all finished to a high standard. The layout offers a strong balance between formal and informal living spaces, with excellent natural light throughout and good connectivity between indoor and outdoor areas via French doors and glazed internal doors.
Upstairs, the first-floor accommodation provides a well-balanced selection of bedrooms, including a principal bedroom with en suite, complemented by a modern family shower room. Storage is well catered for throughout the house, with built-in wardrobes, a hot press, and practical utility space.
Overall, No. 37 Beechlawns represents a high-quality, spacious family home in a convenient and well-established location, offering excellent parking, adaptable living accommodation, and a high standard of finish throughout. The combination of excellent site, substantial extension, and practical layout makes this a particularly attractive and versatile property suitable for a wide range of buyers.

Accommodation

Entrance Hall
1.90m x 4.60m Accessed via a PVC front door with glazed panels, the entrance hall provides a welcoming first impression. It features a tiled floor, decorative coving and centerpiece. A timber staircase leads to the first-floor accommodation, with the benefit of under-stairs storage.

Bedroom 5
2.30m x 3.20m Located to the front of the property, this versatile room is suitable for use as a bedroom, home office, or study. It features a solid timber floor and a front-facing window.

Kitchen/Dining
3.50m x 4.80m Kitchen Area: Finished with a tiled floor, the kitchen is fitted with an attractive L-shaped solid timber kitchen. Appliances include a Whirlpool gas hob, a Belling integrated double oven, provision for an integrated microwave, a stainless steel sink, and plumbing for a dishwasher. A movable island unit provides additional workspace and flexibility. Dining Area: The dining area is generously proportioned and finished with a semi-solid timber floor. A window to the side of the property provides excellent natural light, making this an ideal family dining space.

Living Room
4.70m x 3.10m Accessed via double glazed doors from the dining area, this comfortable living room features a semi-solid timber floor, decorative coving, and a ceiling centrepiece. A bay window overlooks the front of the property. The focal point of the room is a Stanley solid-fuel stove set within a fireplace with a granite hearth and back panel, a timber mantel, and built-in storage/display units to either side.

Utility Room
2.30m x 2.00m Accessed from the kitchen through a glazed door, the utility room offers extensive worktop space and a range of built-in storage units. It is plumbed for a washing machine and dryer and houses the gas boiler. The room is finished with a semi-solid timber floor and provides excellent functional storage.

Living Room
5.50m x 4.40m Accessed via modern glazed Shaker-style double doors from the kitchen, this impressive living room is a bright and spacious area ideal for modern family living. It features a semi-solid timber floor, a window overlooking the rear, and French doors opening to the side of the house, connecting with the outdoor space.

Rear Hallway
3.80m x 1.00m This hallway provides external access to the rear extension and includes a glazed external door, allowing natural light to flow into the space. There is also a separate entrance from the side of the house, offering excellent flexibility.

Bathroom 2
3.40m x 3.50m A spacious ground floor, double bedroom located to the rear of the property. The room features a laminate floor, a rear-facing window, and a two-door mirrored sliding wardrobe, providing ample storage.

Shower Room
2.20m x 2.70m Finished to a high standard, this modern shower room includes timber-effect tiled flooring, partially tiled walls, a large shower enclosure with a Triton T80 electric shower, a heated towel rail, and a contemporary WC and wash-hand basin set within a drawer unit. A wall-mounted mirror completes the space.

Landing
3.10m x 2.30m The landing provides access to all first-floor rooms and is finished with a laminate floor. The hot press provides additional storage.

Bedroom 1
3.70m x 2.50m A spacious front-facing double bedroom featuring a laminate floor and a bay window. The room benefits from extensive built-in storage, including a three-door corner wardrobe unit and additional fitted storage around the bed area.

En-suite
2.00m x 1.50m The en suite has been fully modernised and is finished to a high standard. It includes a shower enclosure with a Triton T90 electric shower, modern tiling to the walls and floor, a contemporary WC and wash-hand basin, and a large mirror.

Bedroom 3
2.60m x 3.90m A well-proportioned double bedroom overlooking the rear of the property. The room features a laminate floor and a two-door wardrobe.

Bedroom 4
2.40m x 2.30m A single bedroom, suitable for use as a bedroom, nursery, or home office. The room is finished with a laminate floor and includes wall-mounted storage.

Bathroom
2.30m x 2.00m Recently renovated and presented in excellent condition, this shower room features an oversized shower tray with glazed side panel, a Triton T90 SR electric shower, contemporary wall and floor tiling, a heated towel rail, and modern WC and wash-hand basin.

Outside

The property benefits from a generous tarmacked driveway to the front providing ample off-street parking. To the side and rear, there are enclosed outdoor areas comprising paved pathways, a small yard, and a modest grassed section and two garden sheds. These spaces are low maintenance, well defined, and offer practical outdoor amenity with excellent privacy.