to view Carman Lodge Brochure

SERVICESMains electric, mains water, oil fired zoned central heating with boiler separate to house, pressurised water system, telephone andtelevision points throughout with category 5 cabling and ability to install integrated computer network, burglar alarm, securitycamera system, electric security gates, main foul drainage with isolation valves to sanitary ware, insulation beyond guideline criteria,exterior sensor lighting.GOFFS COUNTRYFIXTURES & FITTINGSOnly those mentioned in these particulars are included in the sale.All others including furniture, light fittings and garden ornamentsare excluded but may be purchased by separate negotiation.Ballymore Eustace 2.2km / 1.4 miles Punchestown 10 minutes driveKilcullen 10.5 km / 6.5 miles The Curragh 15 minutes driveNaas 16 km / 10 miles Naas Racecourse 10 minutes driveBlessington 10 km / 6.2 miles Blessington Lakes 10 minutes driveDublin Central 41 km / 25 miles N81 Dublin road 5 minutes drive65 Bus Route 2.2 km / 1.4 miles M9/N9 Dublin road 10 minutes drive.SOLICITOR WITH CARRIAGE OF SALEMr Pat O Neill of Patrick O Neill & Co Ballsbridge Avenue, Ballsbridge, Dublin 4DIRECTIONSFrom Kilcullen take the Ballymoe Eustace road (between The Hideout and Spout pubs) and after 1.3 miles turn left (signed forBallymore Eustace/Ragusa Stud. Continue for 1.5 miles to a T junction and turn right, (signed Ballymore Eustace) and thenimmediately left after 0.3 miles, (again signed Ballymore Eustace) Proceed for 2.8 miles, passing the Ardenode Hotel on your left,and turn right (unsigned but it is not the one signed Dunlavin).After 0.6 miles turn right at a crossroads and Carman Lodge is onyour left hand side after 0.3 miles, marked by a stone entrance splay.OrFrom Blessington take the N81 Baltinglass road for 9.5 miles and turn right, signed Ballymore Eustace. In the village turn left at thesquare and pass The Thatch pub and turn right, (signed Kilcullen) After 0.6 miles turn right at a Y junction and continue to acrossroads (0.5 miles). Go straight over the crossroads and Carman Lodge is on your left hand side after 0.3 miles.Viewing Strictly by appointment with sole agent - Contact Andrew Nolan +353 86 2416690 andrew@goffs.ieThe Atrium, Johns Lane, Naas, Co. Kildare.Telephone 045 981048email info@goffscountry.ie web www.goffscountry.comThese details are for guidance purposes only and do not form part of any contract. This firm does not hold itself responsible for any inaccuracy in theparticulars or terms. They are issued on the understanding that all negotiations will be conducted through this firm.For Sale by Private TreatyCARMAN LODGE,BALLYMORE EUSTACE, CO. KILDARECOUNTRY RESIDENCE ON C. 7 ACRESA most attractive and well appointed contemporary home in asuperb setting, near Ballymore Eustace, with hill views andequestrian facilities.Ireland Since 1866

CARMAN LODGE,BALLYMORE EUSTACE, CO. KILDARECOUNTRY RESIDENCE ON C. 7 ACRESThe residence benefits from a central position with the lands,approximately 7 acres, making it most private and affordingprotection of its pastoral setting. Built to an extremely highstandard, the design of the house incorporates plenty ofwindows, high ceilings and generous proportions which combineto give a great sense of space and light.Attractive stone stable yard with 7 loose boxes, 3 paddocks,numerous trees and shrubs planted within well-tended gardensand grounds.Carman Lodge enjoys a wonderful setting with numerous maturetrees protecting the boundaries but allowing views over matureparkland that surrounds the property to the Wicklow Hills in thedistance.The residence benefits from a central position with thelands, approximately 7 acres, making it most private and affordingprotection of its pastoral setting. Built to an extremely highstandard, the design of the house incorporates plenty ofwindows, high ceilings and generous proportions which combineto give a great sense of space and light.Recently constructed the house successfully blends traditionalcountry house design with contemporary influences creating alovely homely atmosphere without foregoing any modernconveniences.The use of Victorian style clay tiles, pitch pine floorboards, exposed stone and brick chimney breasts, an oil fired Aga,timber sash windows and other traditional materials enhancing acountry house character, while the incorporation of a zonedheating system, pressurised water system, numerous phone andtelevision points and other hidden details make the house verycomfortable and economic to run.Outside the incorporation of traditional materials furtherendorses the country house character and allows Carmen Lodgeto sit easily into its rural setting.The use of natural slate on boththe main house and stable yard roofs, a stone finish to theoutbuildings and entrance splay and granite sills and terracesaround the house all contributing to the easy relationshipbetween the house and its setting.A short distance from the house lies a most attractive stable yardwhich includes 7 looseboxes, a feed / tack room and car port, allfinished in Liscannor stone and immediately accessible to thepaddocks with numerous exterior lights facilitating winter ornight time work.The paddocks are all well fenced with post andrails or mature hedging, have water laid on and benefit from treeplanting, with some beech, oak, mountain ash, crab apple andhornbeam varieties complimenting the existing stands of timberthat protect the boundary and dot adjacent pasture.The propertyalso has the benefit of an outdoor all weather floodlit arena (40mx 30m). A gravelled avenue lined with lime trees leads from thepublic road, through an attractive stone entrance splay withelectric security gates.The accommodation comprises brieflyEntrance Porch with Victorian style stone tiles, spot lighting, attic access and glazed double doors intoReception Hall with feature Canadian pine staircase to first floor, high ceiling to eaves with spot lighting,Victorian style stone tiles,double French doors to garden terrace.Separate Cloak Room with coat hooks, adjacent w.c.Study with cornice, spot lighting, polished pitch pine timber floor, telephone point.Drawing Room with contemporary central light, large Liscannor stone chimney breast with large open grate, spot lighting, bowwith 3 windows, polished pitch pine timber floor.Family Room with large red brick chimney breast with large open grate, bow window, double French doors to garden, spotlighting, polished pitch pine timber floor and door intoKitchen with large red brick chimney piece, 4 oven Aga, (oil fired) a range of fitted Pipin oak wall and floor units, mahoganyworktops, integrated Belfast sink, Bosch electric oven with hob and extractor fan,Whirlpool dishwasher, tiled splash backs, largecentral island with storage cupboards and breakfast bar, double French doors to garden terrace, bow window, pitch pine panelledceiling, spot lighting, polished pitch pine floor and arched access intoSun Room with pitch pine panelled ceiling to eaves, double French doors to garden, polished pitch pine floor, spot lighting.Utility Room with range of fitted Pipin oak wall and floor units, mahogany worktops, stainless steel sink with drainer, polishedpitch pine floor and door to outside.Guest Bedroom SuiteBedroom 1 with contemporary light fitting, bow window, cornice, polished pitch pine floor, spot lighting.Shower Room Ensuite with cabinet corner shower, vanity mirror, polished pitch pine floor, pedestal whb & w.c.Dressing Room Ensuite with range of fitted garment rails and shelving.First FloorMaster Bedroom SuiteBedroom 2 with window seat, polished pitch pine floor, timber panelled ceiling, spot lighting.Bathroom Ensuite with large spa bath, separate cabinet shower, Italian sandstone tiled floor, spot lighting, fitted storage unit withwhb & w.c.Dressing Room Ensuite with fitted shelvingBedroom 3 with window seat, spot lighting, polished pitch pine floor.Shower Room with corner cabinet shower, Italian sandstone tiled floor, pedestal w.h.b. & w.c.Bedroom 4 with window seat, spot lighting, polished pitch pine timber.Shower Room with cabinet shower, Italian sandstone tiled floor, vanity mirror spot lighting, pedestal w.h.b. & w.c.Bedroom 5 with window seat, spot lighting, polished pitch pine floorBedroom 6 with window seat, panelled timber ceiling, spot lighting, polished timber floor.