Not to be overlooked

With an unrivalled site, oodles of space and a contemporary look with cedar trim, No 3 Kings Wood is ready to move into, writes Tommy Barker

COMING into the very top end of Waterford’s trading up market is what’s reckoned to one of the city’s best modern family homes — No 3, Kings Wood in handy Ballinakill.

There’s only six large detached houses here, built about five years ago, and selling agent Margaret Fogarty of Remax reckons No 3 has possibly the best site, as it’s not overlooked — in fact, it does a bit of overlooking itself.

It has oodles of space, about 3,400 sq ft in all, but that includes a large, open plan second floor suitable for lots of uses, finished out but as yet unpurposed. It would make a great den, recreation room or sumptuous suite, suggests Ms Fogarty.

Next floor down is home to five bedrooms, with a great master bedroom with walk-through dressing room and a large en suite bathroom with corner bath, all decked out in creamy, neutral tiles for a crisp, contemporary look.

The house has four bathrooms in all, with concrete slab floors adding to its solidness and sound-proofing: built to last, approves its selling agent who says it’s one of the finest properties to come to the Waterford market in recent times (she might have some opposition with the owners and selling agents of No 1 Kings Wood nearby, with 3,500 sq ft and a fully finished top floor guiding at €790,000!)

No 3 has underfloor heating, and a great flow of rooms through its ground level with a big sitting room, dining room, a kitchen with island, and breakfast area. Then, there’s also a utility, and separate family room — more than enough to fit any family’s bill, says Ms Fogarty.

There’s a strong impression a good designer’s hand at work here, and the living room just off the kitchen, and the dining room, each have feature ful-height corner windows, with glazed hardwood sliding doors so that “there’s as good a flow inside and outside as there is inside from room to room,” enthuses the agent.

Ceiling heights are about 9’, and there’s a central vacuum system plus video-controlled access, with wiring for surround sound and broadband. There are quality finishes throughout, from oak joinery and oak door, stairs and doors, to marble hall floors, and the hall is open and airy, with all the main rooms flowing off it.

Exterior facade treatments include render, cedar and brick, with a balcony with stainless steel rail off one of the main upstairs rooms.

The pristine gardens, meanwhile, ready to burst into exuberant life, include tiered, sloped and raised beds, perimeter planting and a cobble paved patio, with a key South-West aspect to the rear of the house paved. There’s also parking for four cars in front, plus a detached block-built garage with pitched roof.

VERDICT: A really good house, simple as. All settled down on its site, ready to move into, in a very popular Waterford setting near the regional hospital.


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