Spacious three bedroom semi-detached house.

No. 46 Holbank Lawn is a well-presented three-bedroom semi-detached home located in a sought-after residential area. To the front is a walled entrance with red brick piers, the property offers off-street parking and a small lawned garden to the front. Internally, the property offers bright and spacious living accommodation extending to a generous footprint.
The entrance hall has tiled flooring and practical understairs storage. The front living room is warm and inviting with a feature bay window and gas fireplace, and flows seamlessly into the spacious kitchen/dining area via double doors. The kitchen itself is well-appointed with integrated appliances and opens out to the rear garden, making it ideal for family life and entertaining. A guest WC completes the ground floor accommodation.
Upstairs, there are three well-proportioned bedrooms, including a master bedroom with en suite and two further bedrooms, all featuring solid timber flooring. A family bathroom with bath wc and whb completes the first floor accommodation.
Externally, the property boasts a notably large and private rear garden with a well-maintained lawn and a patio area accessed via sliding doors from the dining area. A large block-built shed, fully plumbed for laundry use, adds further functionality. A decorative stone-finished side area provides additional outdoor space and is enclosed by a high boundary wall.
The house is connected to all mains services, has zoned gas-fired central heating, and is fitted with a security alarm system.

Situated on the Waterford road and close to Kilkenny city centre.

Accommodation

Entrance Hall (5.91 x 17.06 ft) (1.80 x 5.20 m)

Accessed via a solid timber front door with a glazed side panel, the entrance hall is finished with a tiled floor and provides a welcoming introduction to the property. It includes understairs storage and access to the guest WC.

Living Room (11.48 x 16.73 ft) (3.50 x 5.10 m)

Located to the front of the house, this bright and well-proportioned room features a bay window overlooking the front garden. It includes a gas fireplace with gas burner discreetly located behind the fire unit. The room also houses the heating timer and controls for zoned heating. Double doors open into the kitchen/dining area, offering an easy flow between living spaces.

Kitchen/Dining Area (12.14 x 17.72 ft) (3.70 x 5.40 m)

A generously sized and well-designed kitchen/dining space with a tiled floor and coordinating tiled splashback. The L-shaped kitchen is fitted with ample floor and wall units and includes integrated appliances such as a Belling oven, Zanussi four-ring gas hob, and Whirlpool dishwasher. A sliding door lead from the dining area directly out to the patio and rear garden.

WC (2.62 x 4.59 ft) (0.80 x 1.40 m)

Situated under the stairs, the ground floor WC comprises a toilet and wash hand basin and is finished with tiled flooring.

Bedroom 1 (10.17 x 14.11 ft) (3.10 x 4.30 m)

A spacious double bedroom positioned to the rear of the house, featuring a solid timber floor and two-door built-in wardrobe. The room includes an en suite bathroom.

En-suite (5.91 x 6.56 ft) (1.80 x 2.00 m)

Finished with tiled walls and flooring, the en suite comprises a toilet, wash hand basin, and a separate shower unit fitted with a Triton T90S electric shower.

Bedroom 2 (8.86 x 12.14 ft) (2.70 x 3.70 m)

Positioned at the front of the property, this bright double room benefits from a bay window with built-in storage beneath. The room includes a solid timber floor and a two-door built-in wardrobe.

Bedroom 3 (8.53 x 8.86 ft) (2.60 x 2.70 m)

A good-sized single bedroom located to the front, finished with a solid timber floor and a front-facing window.

Bathroom (6.56 x 6.89 ft) (2.00 x 2.10 m)

The family bathroom features a tiled floor and tiling around the bath area. It includes a toilet, wash hand basin, bathtub, and a side window providing natural light and ventilation.

Shed (8.20 x 13.78 ft) (2.50 x 4.20 m)

A substantial and well-maintained shed with plumbing for both a washing machine and a dryer. It has a window to the side and a half-glazed door providing natural light and easy access.

Inclusions

Integrated appliances.

Outside

Car park space and lawn area to the front. At the rear, there is a very large garden with high block wall to the right hand side. Extra area to the right of the property and a large block-buit shed which is plumbed. Large private lawn area with pation.

Services

GFCH
Mains Services

• Wonderful location
• Within walking distance of the city center.
• Close to Schools and supermarkets.
• Super garden with patio area and block built shed.
• Excellent condition throughout.
• Spacious layout.
• Two double bedrooms and one single
• Mains services.
• Private parking.
• Timber floors